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HomeMy WebLinkAbout11-07 Impact AnalysisL+ - • A PROPOSED REZONING for Ervin Development Corporation — 1932 Senseny Road Redbud Magisterial District Frederick County, Virginia September 21, 2007 Prepared for: Mr. David Ervin Ervin Development Corporation Winchester, Virginia 22601 Prepared by: PAINTER- LEWIS, P.L.C. 116 South Stewart Street Winchester, VA 22601 Tel.: (540)662 -5792 email: office @painterlewis.com Job Number: 0611002 IMPACT ANALYSISOATEMENT 1932 Senseny Road • IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section C� page I. INTRODUCTION 2 A. SITE SUITABILITY 2 B. SURROUNDING PROPERTIES 3 C. TRAFFIC 3 D. SEWAGE CONVEYANCE AND TREATMENT 4 E. WATER SUPPLY 4 F. DRAINAGE 4 G. SOLID WASTE DISPOSAL FACILITIES 4 H. HISTORIC SITES AND STRUCTURES 4 I. COMMUNITY FACILITIES 5 J. OTHER IMPACTS 5 APPENDIX 6 • IMPACT ANALYSISAATEMENT 1932 Senseny Road • i.INTRODUCTION Ervin Development Corporation (the Applicant) proposes to rezone two parcels of land located in the southeast quadrant at the intersection of Senseny Road, VA Route 657, and Greenwood Road, VA Route 656, in Frederick County, VA. The parcels are both currently zoned RP (Residential Performance District) and are identified as TM #'s 55 -A- 196 and 65A -2 -1. It is the applicant's desire to have these parcels rezoned to B2 (Business General District). The total area requested is approximately 2.2 acres. The description of B2 zoning in the Frederick County Zoning Ordinance states that general business areas are located at major intersections, involve frequent and direct access by the general public, and should have direct access to major thoroughfares. Considering this and that all other parcels at this intersection are currently zoned B2 or contain commercial uses we believe that this site is suited for rezoning to the Business General District. A. SITE SUITABILITY The subject parcels are located at the corner of a major intersection within the Urban Development Area established by Frederick County as shown on Exhibit 2. Although the subject site lies within an area designated as residential, it is also located at a busy intersection where B2 uses would be beneficial and convenient for neighboring residents to access for their daily needs. The properties in the northwest and southwest • quadrants of this intersection are currently zoned B2. The property in the northeast quadrant contains a convenience store and gas station. Adjacent to that property is the future "Orrick Commons" shopping center which is currently under construction. On the subject parcels, in the southeast quadrant, the applicant plans to construct a pharmacy with a drive through window. The location, zoning, uses, and owners of the adjacent parcels can be seen in Exhibit 1. There are existing covenants for the subject parcel identified as TM# 65A -2 -1 located in the Greenwood Heights subdivision. When the consolidation of the two subject parcels occurs these covenants will be eliminated. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0115 B shows the subject area to be outside of any flood hazard zone. WETLANDS No wetlands have been identified on this site. STEEP SLOPES According to the soil survey information there are no steep slopes located on this site. MATURE WOODLANDS There are no mature woodlands located on this site. • 2 IMPACT ANALYSISOATEMENT 1932 Senseny Road • SOILS According to the Soil Survey of Frederick County, the site contains the following soil type only: • Clearbrook channery silt loam: 913 (2 -7 %) This soil is moderately deep, gently sloping, and somewhat poorly drained. It is mostly found along heads of drainage ways and in broad upland depressions. B. SURROUNDING PROPERTIES The subject parcels are bordered to the east and south by parcels identified as TM #'s 65A- 2 -1 -2, 65A -3 -44, and 65A -3 -39 and are all zoned RP. Across Greenwood Road, to the west is a parcel identified as TM #65A -7 -7 and is zoned RP. North of that parcel is TM# 65A -7 -8 zoned B2. Diagonally across the intersection is TM# 55 -A -194 which is zoned B2. Across Senseny Road, to the north, are parcels identified as TM# 55 -A -198 and 55 -A -197 and are both zoned RA. Adjacent to these parcels is TM# 55 -A -201 which is zoned B2. The location, zoning, uses, and owner of these parcels can be seen in Exhibit 1. C. TRAFFIC The property is located at the signalized intersection of Senseny Road and Greenwood Road. According to the Frederick County Eastern Road Plan (Exhibit 3) Senseny Road • and Greenwood Road, from Senseny Road to the north, are ultimately planned as 4 lane major collectors. Greenwood Road, from Senseny Road to the south, is ultimately planned as a 2 lane minor collector. The proposed use for this property is commercial; the traffic impacts foreseen by the rezoning of this parcel are outlined below. According to figures from the Virginia Department of Transportation, the Average Annual Daily Traffic on Route 656, Greenwood Road, in 2005 from the north to this intersection was 9,500 vehicles /day and from the south to this intersection was 4,400 vehicles /day. The Average Annual Daily Traffic on Route 657, Senseny Road, from the west to the Route 657, Greenwood Road, intersection in 2005 was 12,000 vehicles /day and from the east was 4,500 vehicles /day. These figures are factored to account for all motorized vehicles. Traffic impacts from the proposed rezoning will be estimated using the figures in the ITE Trip Generation Manual, Seventh Edition. The type of model used for the traffic analysis is Land Use: 881 Pharmacy with Drive - Through Window This land use is anticipated for this property and can also be considered on the high end of trip generation for a commercial use. Land Use: 881 Pharmacy with Drive-Through Window Based on a projected gross total of approximately 13,000 square feet: • Weekday: 88.16 trips per 1,000 sf = 1,146 trips • Weekday A.M. Peak Hour: 7.87 trips per 1,000 sf = 102 trips 3 IMPACT ANALYSISOATEMENT •. 1932 Senseny Road • • Weekday P.M. Peak Hour: 9.51 trips per 1,000 sf = 124 trips • Weekend Peak Hour: 7.85 trips per 1,000 sf = 102 trips A Traffic Impact Analysis was prepared for the proposed use as part of the rezoning application. The TIA was reviewed by VDOT. The TIA showed that projected background traffic generated by nearby planned projects significantly impacted the functionality of the Greenwood Road and Senseny Road intersection. The addition of traffic which would be generated as a result of the proposed rezoning will contribute to the degradation of the intersection by the addition of turning movements into and out from the site. The applicant can mitigate traffic impacts only to the extent that ownership of the right -of -way allows. In this case, the southern right -of -way line along the parcel adjacent to Senseny Road and the eastern right -of -way along the parcel adjacent to Greenwood Road can be expanded through fee simple dedication. Within this dedication area, turn lanes can be constructed to facilitate traffic movements not only associated with the site, but also general traffic movements through the intersection. As shown on the Generalized Development Plan, the applicant will construct a right turn lane within a 10' right -of -way dedication along Senseny Road. Any access to the site along Senseny Road will be restricted to "right in, right out" only. In order to ensure this type of restricted entrance, a raised median will be constructed in Senseny Road. The applicant will construct a through lane and a right turn lane within a 20' right -of -way dedication along Greenwood Road. The existing through lane in Greenwood Road will • be converted to a left turn lane. Please refer to the attached Proffer Statement. D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county sewer system. The location of the existing 8" sewer line is shown on the Water and Sewer Facilities Maps 55 -7 and 65 -1, Exhibit 5. E. WATER SUPPLY The site is inside the limits of the Frederick County Sewer and Water Service Area. The development would be serviced by the county water system. The location of the existing 8" water line is shown on the Water and Sewer Facilities Maps 55 -7 and 65 -1, Exhibit 5. F. DRAINAGE According to the USGS topographic map and the Frederick County Soil Survey it appears that this site has gentle slopes ranging from 2 percent to 7 percent. It appears that the water sheet flows across the site from west to east and then down Senseny Road. With the development of this site a storm water management system would be implemented to control any added flow created by the increased impervious. areas. is F1 IMPACT ANALYSISOATEMENT • 1932 Senseny Road • G. SOLID WASTE DISPOSAL FACILITIES The commercial development will be responsible for the cost of solid waste collection and disposal. Dumpsters will be provided on site as required and will be collected by a private hauler. A typical drugstore accumulates approximately 1.25 cubic yards of waste per 2,500 square feet. Therefore, the proposed pharmacy will accumulate about 6.5 cubic yards per day. With a trash compactor proposed on -site the volume of waste will be reduced by a ratio of 3:1 to approximately 2.2 cubic yards per day. H. HISTORIC SITES AND STRUCTURES This site does contain one known "potentially significant" historic structure as listed in The Rural Landmarks Survey Report of Frederick County. This structure is listed as 421 - Greenwood School. During the Civil War many schools in the area closed because most of the male students went to war and a lot of the schoolhouses were destroyed. Following the Civil War many new schools were established. This period marked the beginning of public education in Frederick County. The majority of the schoolhouses built during this period were one -room buildings constructed of brick, and later rusticated concrete block. Thirty schools from this time period were surveyed, including the Greenwood School. • Most of these structures are now abandoned or have been converted to residences, churches, or commercial uses. The Greenwood School is currently used as a private residence. It is the applicant's intent that materials from the school building will be used to construct a monument on site commemorating the historical building with a plaque describing the history of the structure. The monument will generally conform to the sketch shown on Exhibit 8. Please see the Generalized Development Plan (Exhibit 4) for the monument location. There, are several other "potentially significant sites" that lie within a mile of the site. These include 417 - Carper House, 420 - Carmen House, 1136- Keyser - Edmonson House, 1148 - Brookland, and 1151 - Ford - Braithwaite. The Rural Landmarks Survey Report lists several other structures within approximately one mile of the site as shown on Exhibit 6. A copy of the Civil War Battlefields and Sites map has been attached as Exhibit 7. The subject parcels do not lie on any Civil War Battlefield sites. I. COMMUNITY FACILITIES DEVELOPMENT IMPACT MODEL The new Development Impact Model (D.I.M.) is utilized primarily for residential rezoning requests. It is anticipated that the capital facilities impacts of commercial and industrial • rezoning requests are ultimately fiscally positive to the County by policy. Accordingly, the D.I.M. does not apply a fiscal impact to commercial rezoning. s IMPACT ANALYSISOATEMENT • 1932 Senseny Road EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Greenwood Volunteer Fire Company located on Greenwood Road. No additional fire and rescue facilities will be required for the area proposed to be rezoned. PARKS AND RECREATION There are typically no impacts on Parks and Recreation facilities associated with rezoning to a commercial use. J. OTHER IMPACTS Any impact to the adjacent RP lots will be greatly reduced due to the required 25 foot buffer areas that will include all required plantings and an opaque screen fence. It is anticipated that the capital facilities impacts of commercial and industrial rezoning requests are ultimately fiscally positive to the County by policy. Accordingly, the D.I.M. does not apply a fiscal impact to commercial rezoning. n U • I. IMPACT ANALYSI0ATEMENT 1932 Senseny Road 0 IMPACT ANALYSIS STATEMENT APPENDIX • EXHIBIT 1 - ADJACENT PROPERTIES MAP EXHIBIT 2 - EASTERN FREDERICK COUNTY LAND USE MAP EXHIBIT 3 - EASTERN ROAD PLAN EXHIBIT 4 - GENERALIZED DEVELOPMENT PLAN EXHIBIT 5 - WATER AND SEWER FACILITIES MAP 55 -7 AND 65 -1 EXHIBIT 6 - HISTORIC STRUCTURES MAP EXHIBIT 7 - CIVIL WAR BATTLEFIELDS AND SITES MAP EXHIBIT 8 - HISTORIC MONUMENT SKETCH EXHIBIT 9 - PROPERTY DEEDS EXHIBIT 10 - CURRENT TAX STATEMENTS EXHIBIT 11 - PROFFER STATEMENT • Greenwood Sen, LLC o TM# 55 A 198 / m ti v A v A \. A ` / Zoned: RA ca Use: Commercial / Stafford, Timothy TM# 55 A 197 Zoned: RA Use: Residential Gam Oovid Future 'Orrick Commons' ' m T 2# 65q 3 44Paige E \\ \ \ \ \ \ \ \ \ \/ / Commerciel Site ` Use: Reside, / Mason \ enneth L g / Orrick Cemetery Company, Inc. / Zo ned: 65A 2 1 2hirley A. TM# 55 A 201 \ e esid tiof / Use: Commercial /Residential / ioo o IN wo Scale 1" = 100 ft PAINTER- LEWIS, P .L.C• ADJACENT PROPERTIES MAP 11 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT CORP. Telephone (540)662 -5792 1932 SENSENY ROAD CONSULTING Facsimile (540)662 -5793 CVS PHARMACY ENGINEERS Email: offices ointerlewis.com I TGC Management, LLC I TM# 55 A 194 Stafford, Timothy Kerns, Kathy S. TM# 65A 7 8 Zoned: B2 Use: Commercial TM# 65A 7 7 Zoned: B2 \ Zoned: RP Use: Residential Use: Residential �rAPnwood Road x _656 Greenwood Sen, LLC o TM# 55 A 198 / m ti v A v A \. A ` / Zoned: RA ca Use: Commercial / Stafford, Timothy TM# 55 A 197 Zoned: RA Use: Residential Gam Oovid Future 'Orrick Commons' ' m T 2# 65q 3 44Paige E \\ \ \ \ \ \ \ \ \ \/ / Commerciel Site ` Use: Reside, / Mason \ enneth L g / Orrick Cemetery Company, Inc. / Zo ned: 65A 2 1 2hirley A. TM# 55 A 201 \ e esid tiof / Use: Commercial /Residential / ioo o IN wo Scale 1" = 100 ft PAINTER- LEWIS, P .L.C• ADJACENT PROPERTIES MAP 11 South Stewart Street Winchester, Virginia 22601 ERVIN DEVELOPMENT CORP. Telephone (540)662 -5792 1932 SENSENY ROAD CONSULTING Facsimile (540)662 -5793 CVS PHARMACY ENGINEERS Email: offices ointerlewis.com NAI A 40- Y Eastern Frederick County Long Range Land Use Ian N Nola: y Craning by Fr County p� o Janua Depanmenl w 1 0 -e b January 2006 s s 05 0 7 0 /x/ Primary Roads Rd ^/ Secondary Roads Tertiary Roads q � �.�, Proposed Rt 37 By -Pass a � l / % City ?own Boundary County Boundary I '� I e P�-L 1522 a `� SWSA Rural Community Center F{y`j•j ^ Residential ' -.., 50 50 Business •b Parkins lAM Rd YyIJO Industrial Institutional Recreation z; y< Historic \ DSA r.d r ,-}, }' } Mixed -use tF,�s Planned Unit Development 40- Y Eastern Frederick County Long Range Land Use Ian N Nola: y Craning by Fr County p� o Janua Depanmenl w 1 0 -e b January 2006 s s 05 0 7 0 I r a Proposed Interchanges Cross Sections ;zz;PR4D�`.. U2 ; a w U4D *vUISD Depicted sections do not eliminate the need for turning lanes or bicycle and pedestrian facilities. N Last Revision AA 71/02/2006 Wa�'PE S 0.5 1 2 Miles Generalized Cross Section Designations EASTERN ROAD PLAN Frederick Countv. Virainia Deoartment of Plannina & Develooment I I I I I I I i Qy08 (iOOMN338 _ _ -� - - - - -- - -- 999 31n08 31` IS _ a �=--- L - - - _ - _- i- - - � - -- -__ _ _ _ _ _ , CA / W I / I � _ or9 A — mz_o 1 ; l ! I / / a ! d 1 Y p !�I r l N / t II I Z ' C vNl ! / / , i / 'r , ✓ i it r F a" 1p It I !!� 'g. t / ! / lei #, / lI n n O) P m Z N o �i, / / / �' // / / f / 1 t If A O U Cl) M D C Z r G W < { °o ,m 0 O p Z CONSULTING ENGINEERS PAINTER- LEWIS, P °I GENERALIZED 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email: off ice @painterlewis.com DEVELOPMENT PL ERVIN DEVELOPMENT CORP. 1932 SENSENY ROAD CVS PHARMACY _ _ __ _ _ -Np •CIF._ L CA / W I / I � _ or9 A — mz_o 1 ; l ! I / / a ! d 1 Y p !�I r l N / t II I Z ' C vNl ! / / , i / 'r , ✓ i it r F a" 1p It I !!� 'g. t / ! / lei #, / lI n n O) P m Z N o �i, / / / �' // / / f / 1 t If A O U Cl) M D C Z r G W < { °o ,m 0 O p Z CONSULTING ENGINEERS PAINTER- LEWIS, P °I GENERALIZED 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email: off ice @painterlewis.com DEVELOPMENT PL ERVIN DEVELOPMENT CORP. 1932 SENSENY ROAD CVS PHARMACY • C • �i r Ts f `Ul� e!liil�l" � 7F q . � � \�e\ �� f� • \ ems . I � _-�xs u. i � �Li . . WATER AND SEWER 4 - FACILITIES MAP w _ en 6 s ,K : ".K row E „Ea, a ...... .'Tll 1-101C STATIGN 9 ' � 6 9 aws[v uov[we[e, coos 1 1 _ O ` ` GRAYIIIC 6CAIE ON Ofnlldu wnG a w"e w...�yt ma _.._.............__... 55— ,�. _ 55-0 0 0 0 • E — —, < a _ _I� If C ,r Sex r J I 7 I J r �\ J� 111 �I WATER AND SEWER 6 o g LTEO FACILITIES MAP 9 8 9 110 'El IEO - ve f—R— ncun> 0 p /� {� . vnrry soti<xxw uwn I—E N "^vcrrssFa, waaiwA x250+ J lJ ,a us -wnw snuauxc nnwu gENSEO - MPRCx, p00a B 9 1 5 17 7 R GRAPHIC $LAIF. `J �� Mn aFw110 B1 •465 — G R o n unv ax ,e �� »�`� 65 1 r 0 � \ 0 V Poca x u� -m 0 C r K Z f�l �m ;aD OC N En �a MO x 1111111111 1 Street Winchester, O 22601 Telephone O -5792 Facsimile (540)662 -5793 II O M D D O D . C 1 N m o � z m m: Z m Or = O c _I m D { { m { m N � w x W � i C' N m m co ° o z z CONSULTING O { O O O . m ENGINEERS N v/ N J 0-t6 W PAINTER-L P.L.C. 116 South Stewart Street Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email : office ©painterlewis.com O D o, IdT PROJECT: ERVIN DEVELOPMENT 1932 SENSENY R0, HISTORICAL PROP. ti FREDERICK COUNTY, A> z Z O 0 2 0 3 n> W -1 S 6 C A f*1 O D O D D D D O 7 r O Z' O - D CmA COC �1 {� { C r I 0 mMMzM OmM O m N U z 0{ O C O D 0 cp O= 0 0 { c cn =: 3 m M C O m= D U r rn N Z ' ➢ O J C) f fn J Z V m M m — O O y m C 0: m D o o = O z m: Z m Or = O c _I m D U 2 J O O M w w I { C (n m { m N � w x W � i PROJECT: ERVIN DEVELOPMENT 1932 SENSENY R0, HISTORICAL PROP. ti FREDERICK COUNTY, 0 0 - - -- - Civil War Battlelds and bites Fredertk CA ty Mnninq t Uevelapnent (As Defined by the NPS Shenanifoah Valley Civil War Sites Study) - - - -— 12 -10 -97 I CIVIL WAR SITES 0 0 r L] • 0 I r te, � E 77 1 Ccl , ap � �..{ i N90y.L �1J'T}U Wlv - , - ILL - , 1 m7 7- 7 :x41ccL- Mc#4L)ME:K ZcL---T • • 0 s� m q 6 SK923 1>� I $MY MOCK t r1LWE 161' p S21' C l1OE D � tEFIL N HOUSE DETAIL 5CALC I' - 80' o+ o 15'31'10" E 61.65' 6071'12' E 2x57' 'E SENSENY ROAD - ROUTE 657 VARIABLE R/W ms IS ro CoPMI' 1NAr OV „NLY i, wm I YADE AN ACLLRAIE .AIRIEY DF D4 PRLLISEs 9 ow NDmm AND wAr MERE' ARE NO EASE - HGV-W LOCAnAV SURWY Y Nm m ENamAn m W m D qy GMWD OREH MAN MOg SNOMN IAMM NE PROPB Y 6F ND ES• CORA C. S /!] 1. lAX ASSESTAIENT A/AP NO. 35A -A -196 (PARCEL I) VVVLrr�IfDD PAGE 4f/ (PARCEL 1I OEM BMW TAX A.�/ENr YAP N0. 65A -T -1 (I or 1) 1. cvRRD+r asM a w" � RRF IS DEED 800Y 161 PACE 399 (LOT 1) Mrt[ eoLat' 66 PAX 46D mAMNEE ounaCr rRd1E70'a• COUNTY, IM MA .1 Rs REW M I# S r /s' - RE6AR MUM 6fi - /RCM! PLFE FOUND ras "I XAS 6m+ vREm xtm r 1NE a Ml a A me flMORT DATF;•�' LC, li 7996, SCALE 1' n 60' ND GOES NOL XErESVAIIY IWIGIE ALL FNQAMIRNIfXS W llE GNOPFAtt .• .� .. y.IUIIN r Ir•. I OM OP.- SM1TN H OF 'p 00 FL0 NOTE - ZONE C CGWNUNRY N0.' 51006J PANEL' 01158 :DATE' .7- i7 -76. ENGINEES - PLANNERS , ti•' - - H EDWARD W. DOVE a SURVEYORS & AS90CfATES CERT. NO. 54- 17 -3(A 964 ty,19I(i/T 5 04 - 3078 SHAWNEE DRIVE A P.O. BOX 2033 SUF.VF'� WMCHESIER. VIRGINIA 22601 SENSENY ROAD - ROUTE 657 VARIABLE R/W STO PREMIERE STO PREMIERE CEMEI SYSTEM SYSTEM IMETRONC NAOA -0029 NAOY0001 TERRACC PEACHY BEIGE RAETERTAR BENJAMIN MOORE COLOR CEMI 2170.30 TO MATCH IMETRON< SEDONA CLAY RAFTERTAIL SOFT IN �\Vp/po o-ll smsw Carter RLAR !LlYATION � FRONT ELEVATION �ZR16Ni 61DE FIFVATION �l 4 LEFT SIDE ELEVATION IMPACT ANALYSI41TATEMENT 1932 Senseny Road • • EXHIBIT 2- EASTERN FREDERICK LAND USE MAP • 0 0 I I I OV08 GoOMN3 - - - ' s5s 31n08 31d1s — - - - - -_ —__— � -� - / \ I , 00 ti 0 o Cy E , � c CD Ul / �^ O4 / n C)3 / rn / / / I / // / / ,C")/ t 1/ , �caN�° a.. ONr- l l r Y l 11 C_> cc I C) m N / O m -_ -- N 0: m 0 D i _ � V _- N p J _ ry o o / \ I , 00 ti 0 o Cy E , � c CD Ul / �^ O4 / n C)3 / rn / / / I / // / / ,C")/ t 1/ , �caN�° a.. ONr- l l r Y l 11 C_> cc I C) m N / O m I D m m 0 D v w r- PAINTER- LEWIS, P.L.C. PROJECT: o o Z GENERALIZED DEVELOPMEt { 116 South Stewart Street 0 Winchester, Virginia 22601 ERVIN DEVELOPMENT CI co o Telephone (540)662 -5792 1932 SENSENY ROAI > °o o W o 0 CONSULTING Facsimile (540)662 -5793 CVS PHARMACY m ^ a ENGINEERS Email: office ©painterlewis.com