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HomeMy WebLinkAbout08-08 Impact AnalysisIMPACT ANALYSIS STATE ENT BOTANICAL SQUARE ROUTE 50 WEST Omni Design Build, Inc. Gainesboro Magisterial District Frederick County,— Virginia— July 11, 2008 Maft Prepared for Mr. Wendell Johnson Omni Design /Build, Inc. 20288 Blueridge Mountain Road Paris, VA 20130 Prepared by: PAINTER LEWIS, P.L.C. 817 Cedar Creek Grade, Suite 120 Winchester, VA 22601 Tel.: (540)662 -5792 email: office @painterlewis.com Job Number: 0612010 i. INTRODUCTION 3 A. SITE SUITABILITY 3 B. SURROUNDING PROPERTIES 5 C. TRAFFIC 6 D. SEWAGE CONVEYANCE AND TREATMENT 6 E. WATER SUPPLY 6 F. DRAINAGE 6 G. SOLID WASTE DISPOSAL FACILITIES 6 H. HISTORIC SITES AND STRUCTURES 7 I. COMMUNITY FACILITIES 7 J. LOT CONSOLIDATION 8 IMPACT ANALYSISATEMENT Botanical Square Route 50 West IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS page 2 Tax Map No. Area (acres) Ex. Zoning Pr. Zoning 53 -A -74 1.306 RA B2 53 -A -75 1.00 RA B2 53 -A -76 1.00 RA B2 53 -A -77 0.84 RA B2 Total 4.15 IMPACT ANALYSI ATEMENT Botanical Square Route 50 West i. INTRODUCTION Omni Design Build, Inc. (the applicant) proposes to rezone four parcels of land located at the intersection of Route 50 and Botanical Boulevard in Frederick County, Virginia. The parcels (the site) are currently zoned RA (Rural Areas District) and are identified by the following Tax Identification Numbers: The applicant is requesting to rezone the property from RA, Rural Areas District to B2, Business General District. The total area of the request is approximately 4.15 acres. Please refer to Exhibit 1 on the following page. The intended purpose of the rezoning is to enable the applicant to develop the site for commercial purposes. A. SITE SUITABILITY The Frederick County Comprehensive Plan shows that the area containing the site is within Phase I of the Round Hill Rural Community Land Use Plan area. Phase 1 contains approximately 110 acres and is bounded on the east by Route 37. Route 50 divides the Phase 1 area. A portion of the area was rezoned to B2 in 2002 under the name "Winchester Medical Center II Since that rezoning, a Marriott Suites and the first phase of the major collector road known as Botanical Boulevard has been constructed. Immediately to the west of the site is land which was rezoned to B2 in 2003 under the name "Round Hill Crossing Since that rezoning, a Wal -Mart and a network of access roads have been constructed along with several smaller, commercial projects. Significant improvements to Route 50 and the Route 37 access ramps have occurred in association with these two rezoning and development projects. The Frederick County Comprehensive Plan states that Phase 1 calls for the establishment of a business /office area. The existing businesses in the immediate area would suggest that the timing for the proposed rezoning of the site to commercial use is appropriate. Please refer to the aerial photo contained in Section 2. The aerial photo shows the Wal -Mart, Marriott, and Botanical Boulevard. Since the date that photo was taken, other commercial development has occurred in the Route 50 corridor. Along the western boundary of the site current development contains several lots containing restaurants and financial institutions generally in the form of branch banks. To the east of the site, a Marriott Suites motel has been built and at least two commercial outlots have been created. The initial 1000 feet or so of Botanical Boulevard, a future major collector road, has been constructed along the eastern boundary of the site. Botanical Boulevard is currently not a public roadway. It is owned and maintained by the Winchester Medical Center. According to the "Winchester Medical Center II" rezoning page 3 Q CONSULTING ENGINEERS WA -MART 52 -A -M 52 -A -D 53 -A -73 53 -A -68 PAINTER- LEWIS, P.L.C. 817 Cedar Creek Grode, Suite 120 Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email office ©pointerlewis.com BOTANICAL SQUARE FREDERICK COUNTY, VA PROPERTY EXHIBIT SCALE: DATE: 1 200.0' 1/31/08 EXHIBIT 1 //1 IMPACT ANALYSIS STATEMENT Botanical Square Route 50 West and Master Development Plan documents, Botanical Boulevard will be contained within an 85' right -of -way and will eventually be dedicated for public use and maintained by the Virginia Department of Transportation. Access to the site from Botanical Boulevard is noted as reserved on the Master Development Plan. The applicant is in negotiations with Winchester Medical Center for permission to access the site from Botanical Boulevard. Sound planning policy will limit the number of points of access along Route 50 due to the high volume of traffic and number of lanes. The applicant intends to develop the site using Botanical Boulevard as the main point of access. The intersection of Route 50 and Botanical Boulevard is currently signalized. Access to and from Botanical Boulevard will eliminate the need to have full access to and from Route 50 to the site. The site boundaries narrow in the northern direction where there is a residential lot situated between the site and a future minor collector road (Petticoat Gap Lane). Buffers and screening will be provided along the northern boundary of the site to protect the adjacent residential use. The southern boundary of the site abuts the Route 50 right -of- way. The site has approximately 400 feet of frontage along Route 50. Across Route 50 is the Marathon Bank site zoned B2 and a parcel containing approximately 8 acres of undeveloped land zoned RA. The Round Hill Rural Community Land Use Plan contains general design principles that the applicant will incorporate into the development plans for the site. Free standing signs for each development will be limited to 50 square feet of display area with a maximum height of 12 feet. The number of commercial entrances to the site will be limited to one full movement entrance from the public rights -of -way. Parking areas between Route 50 and future site buildings will be limited. A 50 foot landscaped area will be created parallel to the Route 50 right -of -way. The landscaped area will contain a 10 foot wide, asphalt bike trail. Existing trees within the landscaped area will be preserved to the extent practicable. The applicant agrees to proffer a Generalized Development Plan to address these design principles. Please refer to the Proffer Statement in Section 8. As a means to illustrate the commercial development potential for the site, a conceptual plan has been prepared. Please refer to Exhibit 2 on the following page. The plan shows some possible uses for the site including retail space, office space, and an automatic car wash. Building areas were assigned to each use in order to determine required parking as well as to estimate vehicle trip generation numbers used in the Traffic Impact Analysis. 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 the site. page 4 Tax Map No. Owner Ex. Zoning Ex. Use 52 -A -L FIRST BANK B2 Commercial 52 -A -M COMMONWEALTH GROUP WINCHESTER B2 Vacant 53 -A -73 HUFFMAN PAGE F. ELVA RA Residential 53-A-68 WINCHESTER MEDICAL CENTER INC B2 Vacant 53B -3 -5 THE MARATHON BANK B2 Commercial 53 -A -82 FUNKHOUSER DARLA POE RA Residential 53 -A -81 FUNKHOUSER DARLA POE RA Vacant IMPACT ANALYSIS STATEMENT Botanical Square Route 50 West STEEP SLOPES The property is gently sloping from the northern side of the site in a southeasterly direction. There are no steep slopes on this site as defined by the Frederick County Zoning Ordinance. MATURE WOODLANDS There are no mature woodlands located on this site. Existing vegetation is of the type that is typically associated with residential development in rural areas. SOILS According to the Soil Survey of Frederick County, the site contains the following soil type: Frederick Poplimento Loams: 14B (2 -7 These soils are part of the Frederick Poplimento- Oaklet association which are gently sloping to very steep, very deep, well drained soils formed in material weathered from limestone. Depth to bedrock is approximately 60 inches or greater. The unified soil classifications for the soils are: GM, GC, ML, CL, CH, and SC. B. SURROUNDING PROPERTIES The parcels to be rezoned are currently bordered to the south by the Rt. 50 west bound lanes. The parcels directly across the highway from the subject parcels are zoned B2 and RA. To the west is the Wal -Mart Supercenter shopping complex which is zoned B2. The subject parcels are bordered on the east by TM# 53- A -68 which is owned by the Winchester Medical Center. The adjoining parcel to the north is zoned RA and is used for residential purposes. Surrounding properties are shown on Exhibit 1. Access to the Huffman parcel is currently via Echo Lane. Echo Lane is a private access road which intersects Route 50. Access to the Huffman parcel will be maintained during and after the development of the site for the benefit of the parcel owners. Screening and buffering as required by the Frederick County Zoning Ordinance will be provided against the Huffman parcel. Interparcel access to the B2 land along the western property line will likely not occur due to the existing, severe elevation differences. page 5 IMPACT ANALYSIS STATEMENT Botanical Square Route 50 West C. TRAFFIC A Traffic Impact Analysis is contained in Section 7. D. SEWAGE CONVEYANCE AND TREATMENT This site is within the Sewer and Water Service Area (SWSA) and is therefore eligible to connect to the public sanitary sewer system. It will be the responsibility of the developer to extend service to this parcel. E. WATER SUPPLY This site is within the Sewer and Water Service Area (SWSA) and is therefore eligible to connect to the public sanitary sewer system. It will be the responsibility of the developer to extend service to this parcel. F. DRAINAGE The site is generally sloping from the north to the south southeast. Surface water crosses the site and collects along the west bound lane of Route 50 on the eastern portion of the site. It collects in the existing stormwater system along Route 50 and moves east along the Route 50 right -of -way, under Route 37, and eventually discharges to Abrams Creek. Any development on this site can be expected to increase storm water runoff. Storm water management facilities will be constructed as required as part of the development of the site to provide peak runoff attenuation as well as nutrient and sediment removal. The storm water detention facility which was constructed on the Wal -Mart property to the west was designed to attenuate runoff and compensate for any downstream development north of Route 50. The drainage system on the Valley Health property located to the east of the site was designed to intercept and channel stormwater flows across their property and under Route 50. Drainage patterns and topographic information is contained on Exhibit 3 on the following page. G. SOLID WASTE DISPOSAL FACILITIES page 6 The nearest citizens' trash convenience facility is located on Route 522 north of the site near its intersection with Indian Hollow Road approximately 2 miles north of the subject parcel. In general, the collection of solid waste from the proposed commercial development will be accomplished by a private hauler. It is estimated that the development will generate approximately 100 pounds of solid waste per acre per day IMPACT ANALYSIS STATEMENT Botanical Square Route 50 West that will be transported to the landfill. Tipping fees are currently $45 per ton for commercial haulers. No additional solid waste disposal facilities will be required for the proposed development. It is estimated that $3,375 in tipping fees will be paid to dispose of 75 tons of solid waste annually. H. HISTORIC SITES AND STRUCTURES The site contains no known historic sites or structures as listed on the Virginia Landmarks Register and the National Register. There are nine identified historic sites, one being a potentially significant site, shown in the Frederick County Rural Landmarks Survey that lie within a mile of the site. The potentially significant site is Walnut Grove. The remaining identified sites include Willow Grove, Jacob Baker House, Linden, the Old Hoover Place, Folk Victorian Farmhouse on Route 50, a Farmhouse on Route 50, the Baker Orchard House, and an unnamed identified site. The Old Hoover Place and the Folk Victorian Farmhouse have apparently been razed. The location and proximity to the subject parcel can be seen in Exhibit 4 on the following page. The subject property is not located in an area considered to be a historic Civil War battlefield region by the NPS Shenandoah Valley Civil War Sites Study. A copy of the Civil War Battlefields and Sites map has been included following Exhibit 4. Nevertheless, this general area was peripherally involved in at least the Second Battle of Winchester, if not other battles. To the southeast of the site is Bowers Hill and to the northeast is Fort Milroy. Early in the Second Battle, Bowers Hill was vacated by the Union General Milroy upon his decision to retreat into West Fort, Star Fort, and Fort Milroy. It was from the high view of Bowers Hill that the Confederate generals, including Ewell and Early, made their plans to attack the Union forces. The plan involved swinging infantry to the south of the subject property to a position west of Fort Milroy. The gently rolling land just north of the subject property provided the path for the Confederate forces to attack Fort Milroy. I. COMMUNITY FACILITIES DEVELOPMENTAL IMPACT MODEL The new Developmental Impact Model (D.I.M.) is utilized primarily for residential rezoning requests. It is anticipated that the capital facility impacts of commercial and industrial rezoning request are ultimately fiscally positive to the County by policy. Accordingly, the D.I.M. does not apply a fiscal impact to commercial rezoning. EMERGENCY SERVICES Police protection is provided by the Frederick County Sheriffs Department. The nearest fire and rescue facility is the Round Hill Community Fire Company located on page 7 WAR SITES 1 First Battle of Kernstown 2 First Battle of Winchester 3 Second Battle of Winchester 9 Engagement at Rutherford's Farm. 5 Second Battle of Kernstown 6 Third Battle of Winchester 7 Battle of Cedar Creek 8 Star Fort 9 Fort Cullier 10 Parkins Mill Battery 11 Carysbrook Redoubt 1219th Corps Line 13 Hilandale Earthworks /1869 -65 Line 14 Plri CIVIL Zig -Zag Trenches 3 Battlefi=eld Fortification /Entrenchment County Planning E Development Winchester, Vir 6iria Civil War Battlefields and Sites (As Defined by the NPS Shenandoah Valley Civil War Sites Stn (As Defined by the NPS ShenandOah Vallg Civil War Sites Stiffly) 40t 12 -10 -97 IMPACT ANALYSIS STATEMENT Botanical Square Route 50 West gib Northwestern Grade in Frederick County. No additional fire and rescue facilities will be required for the area proposed to be rezoned. The Frederick County Capital Facilities Impact Model calculates that there will not be any projected capital cost for emergency service facilities attributable to this development. The owner recognizes the importance of emergency services, and proposes to proffer a monetary contribution to the local emergency responder. See the attached Proffer Statement. J. LOT CONSOLIDATION Exhibit 5 on the following page shows the total site proposed for rezoning in a consolidated form. Consolidation will eliminate interior lot lines. An access easement will be created to preserve access to the adjacent parcels. page 8 00' 7 Scale 1" 100 ft o' 100' J N 71° 48' 41" W 1 49.04' I 17 24' 1 E I 1 1- R= 1255.00' L= 271.59' 1 1 1 1 1\11%1.0 00o PIKE PAINTER-LEWIS, P.L.C. 1 CONSULTING ENGINEERS 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email office @painterlewis.com BOTANICAL SQUARE FREDERICK COUNTY, VA LOT CONSOLIDATION EXHIBIT SCALE: DATE: 1"=100.0' 7/01/08 EXHIBIT 5