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HomeMy WebLinkAbout09-08 Impact AnalysisAugust 13, 2008 r. CT ,LIMOS ST p 'l ENT A PROPOSED REZONA G for SLAUGHTER PROPERTIES, L.L.C. TM #'s 54A -1 -18, 54A -1 -19 Frederick Block Route 11 North Martinsburg Pike Stonewall Magisterial Distridt Frederick County, Virginia Prepared for: Slaughter Properties, L.L.C. 1040 Martinsburg Pike Winchester, VA 22602 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: 0804007 i. INTRODUCTION 3 A. SITE SUITABILITY 3 B. SURROUNDING PROPERTIES 4 C. TRAFFIC 4 D. SEWAGE CONVEYANCE AND TREATMENT 5 E. WATER SUPPLY 5 F. DRAINAGE 5 G. SOLID WASTE DISPOSAL FACILITIES 5 H. HISTORIC SITES AND STRUCTURES 5 I. COMMUNITY FACILITIES 6 J. OTHER IMPACTS 6 K. LOT CONSOLIDATION 7 SLAUGHTER PROPPTIES, L.L.C. TM #'S 54A -1 -18, 54A -1 -19 section page 2 IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS aae Tax Map No. Area (acres) Ex. Zoning Pr. Zoning 54A -1 -18 1.0 RP B3 54A -1 -19 .80 RP B3 Total 1.80 SLAUGHTER FROOPRTIES, L.L.C. TM #'S 54A -1 -18, 54A -1 -19 i. INTRODUCTION Slaughter Properties, L.L.C. (the Owner) proposes to rezone two parcels of land located along Route 11 north between Brooke Road and Park Center Drive in Frederick County, Virginia. The parcels (the site) are currently zoned RP (Residential Performance District) and are identified by the following Tax Identification Numbers: The Owner is requesting to rezone the property from RP, Residential Performance District to B3 Industrial Transition District. The total area of the request is approximately 1.80 acres. The intended purpose of the rezoning is to enable the applicant to develop the site for materials storage which will serve the current business that is located adjacent to the site and identified by TM# 54A- 1 -15B. Please refer to Exhibit 1 on the following page. A. SITE SUITABILITY The subject parcels are currently used for residential purposes with frontage on US Route 11 just north of the City of Winchester. The parcels are located immediately adjacent to the current Frederick Block retail operations. According to the Frederick County public web site, the long range plans for the area show these lots to be divided between mixed use and industrial use. The Eastern Frederick County Long Range Land Use Plan identifies the parcels for business and industrial use. The site is within the boundaries of the Sewer and Water Service Area as well as the Ljrhnn Devalnpment Aran. Exhibit 2 shows the current conditions at the site and immediate surrounds. The use of the site will be limited to storage as identified in the Frederick County Zoning Ordinance as SIC 5211. The rear portion of TM #54A -1 -18 will be consolidated with the adjacent TM #54A -1 -15B through a boundary line adjustment. The new, rear boundary line for TM #54A -1 -18 will generally coincide with the existing zoning line which splits the zoning on TM #54A -1 -15B into B2 and B3 zoning. 100 YEAR FLOOD PLAIN FIRM Community Panel Number 510063 0105 B shows that the subject parcel is not in the floodplain. WETLANDS No wetlands have been identified on the site. page 3 DAVID A FAHNSTOCK TM/ 54A -1 -20 ZONE: RP USE: RESIDENTIAL DAVID A. FAHNSTOCK TM/ 54A -1 -21 ZONE: RP USE: RESIDENTIAL SURVEY: C.L: COUNTY NA DRAWN BY: JOB NO.: JCL 0804007 SCALE: DATE: 1"= 200.0' 05/14/08 PAINTER- LEWIS, P.L.C. CONSULTING ENGINEERS l l z c p o N A II r Si L L €N to O t 0 001 2 n I m S 0 P n m P 0m FE r SHOCKEY INDUSTRIES. INC TM/ 54A -1 -1 ZONE: B2 USE: COMMERCIAL SHOCKEY INDUSTRIES. INC. TM/ 54A -I -2 ZONE: B2 USE: COMMERCIAL SHOCKEY INDUSTRIES, INC. SLAUGHTER PROPERTIES, LLC TM/ 54A -1 -3 iM/ 54A -I -18 ZONE: B2 ZONE: RP USE: RESIDENTIAL g I USP RESIDENTIAL SLAUGHTER PROPERTIES, LLC MARY M. SIERS iM/ 54A -1 TM/ 54A-1- 19 ZONE: RP ZONE: RP USE: RESIDENTIAL USE: RESIDENTIAL 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email office @painterlewis.com PROJECT: SHOCKEY INDUSTRIES, INC. TM/ 54A -1 -5 ZONE: RP USE: RESIDENTIAL PROPERTY REZONING MAP FREDERICK BLOCK PROPERTIES FREDERICK COUNTY, VIRGINIA SHEET: EXHIBIT 1 Tax Map No. Owner Ex. Zoning Ex. Use 54 -A -82 Moffett Investments, L.P. L.L.P B3 Commercial 54A -1 -20 David Fahnestock RP Residential 54A -1 -21 David Fahnestock RP Residential 54 -A -361 Fort Collier Group M1 Commercial 54 -A -19 Glover and Sons, Inc. M2 Commercial 54A -1 -15B Slaughter Properties, L.L.C. B2 /B3 Commercial 54A -1 -15A Shockey Industries. Inc. M2 Commercial 54A -1 -1 Shockey Industries, Inc. B2 Commercial 54A -1 -2 Shockey Industries, Inc. B2 Commercial 54A -1 -3 Shockey Industries, Inc. B2 Commercial 54A -1 -4 Mary Siers B2 Residential 54A -1 -5 Shockey Industries, Inc. B2 Residential SLAUGHTER PROORTIES, L.L.C. TM #'S 54A -1 -18, 54A -1 -19 STEEP SLOPES Steep slopes, as defined by the Frederick County Zoning Ordinance, do not occur within the boundaries of the proposed rezoning area. MATURE WOODLANDS There are no mature woodlands are located within the boundaries of the proposed rezoning area. Some mature specimens exist on the perimeter of the site and some of these trees will be preserved during the construction of future commercial facilities. SOILS The soils on the site are in the Frederick Poplimento associations. The USGS Soils map shows the predominant soil types on the site are Frederick Poplimento Loams (14B) and Frederick Poplimento Rock Outcrop Complex. These soils are gently to strongly sloping, well- drained, and deep. B. SURROUNDING PROPERTIES The subject parcel is bordered by parcels that are zoned RP, B2, B3, M1, and M2. The locations of these parcels are shown on Exhibit 1. The zoning, owner, and use of each parcel is shown in the table below. The Frederick County Zoning Ordinance requires buffers and screening between parcels of different zoning categories. Changing the zoning of the parcels to B3 will require the application of zoning buffers adjacent to the existing RP land. A minimum distance buffer of 100' will be required at this location. The buffer will be provided by maintaining a residential use on TM #54A -1 -19. The Ordinance also requires screening of outdoor material storage. This will be accomplished by limiting outdoor storage to the rear portion of TM #54A -1 -18 (which will be consolidated into TM #54A- 1 -15B) and by the page 4 N t O- 2 C t N US ROUTE 11 BOUNDARY a 0 t1of>> mov 73 o D A ID 0 1 0 r*t 0 1 z O o O m NO o OJ C tn m 0 D xi ml m o m lm z Z,rn z oco 0 it ODD y DE AREA PIN .0 0 1.00 (0.35 N 54A -1 -15B RP TC 2.63 AC. I. 1 It V t ...,a CI xi 2 cm Iy I co SOD o WC7 co pgpq PROJECT: CONCEPTUAL DEVELOPMENT PLAN FREDERICK BLOCK PROPERTIES FREDERICK COUNTY, VIRGINIA COUNTY: COUNTY NA OA PAINTER-LEWIS ER°LEtlYEJ� �,L,Cj, eY. osoaaa� 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 ScALE: DATE: t =too.0' De /ta /08 SHEET: EXHIBIT 3 Telephone (540)662 -5792 CONSULTING Facsimile (540)662 -5793 ENGINEERS Emoil office @painterlewis.com SLAUGHTER PROP ._IES, L.L.C. TM #'S 54A -1 -18, 54A -1 -19 installation of a single row of evergreen trees along the exterior property lines. The front portion of TM #54A -1 -18 will maintain its current residential use. C. TRAFFIC No significant impact will be made due to the expansion of services. No additional points of access will be required in support of the rezoning. No TIA is required for this project. D. SEWAGE CONVEYANCE AND TREATMENT The site is inside the limits of the Frederick County UDA/SWSA line. The development will be serviced by the county sewer system. Sewer is currently in the Route 11 /Martinsburg Pike right of way and can be extended to serve the site. No additional sewage demand is anticipated as a result of this rezoning. E. WATER SUPPLY The site is inside the limits of the Frederick County UDA/SWSA line. The development will be serviced by the county water supply system. Water is Route 11 /Martinsburg Pike right of way and can be extended to serve the site. No additional water demand is anticipated as a result of this rezoning. F. DRAINAGE It is important that the quantity and quality of storm water runoff from the site be preserved or enhanced through the development of the site. Any development on this site can be expected to increase stormwater runoff. Storm water management facilities will be constructed as part of the development of the site to provide peak runoff attenuation as well as nutrient and sediment removal. Any permitting associated with nutrient removal shall be processed through the Department of Conservation and Recreation. G. SOLID WASTE DISPOSAL FACILITIES H. HISTORIC SITES AND STRUCTURES Solid waste will be removed from the site by a private contract hauler. It is not anticipated that the generation of solid waste from the proposed commercial development will be increased by expansion of the storage activities associated with the operations of Frederick Block. The subject property does not contain any historic /archeological sites identified in Frederick County and Virginia Department of Historic Resources records. None is on the National Register of Historic Places or the Virginia Landmarks register. None of this site is located within any Civil War battlefield identified in the National Park Services, Study of Civil War Sites in the Shenandoah Valley of Virginia, published in 1992. The SLAUGHTER PROP•IES, L.L.C. TM #'S 54A -1 -18, 54A -1 -19 site is located near the historic Fort exhibit on the following page. There are several historic sites within potentially significant. The complete site and map can be seen on Exhibit I. COMMUNITY FACILITIES DEVELOPMENTAL IMPACT MODEL EMERGENCY SERVICES J. LOT CONSOLIDATION Collier. See the Civil War Battlefields and Sites 1 mile of the site, of these two (2) are identified as list of historical sites within a 1 mile radius of the 4. 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. Police protection is provided by the Frederick County Sheriff's Department. The nearest fire and rescue facility is the Clear Brook Community Volunteer Fire and Company located on Brucetown Road 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. EMERGENCY SERVICES The Frederick County Capital Facilities Impact Model calculates that the projected capital cost for public park facilities attributable to this development is $00.00. Exhibit 5 on the following page shows the configuration of the site post rezoning. Lot consolidation will increase the size of TM #54A- 1 -15B, decrease the size of TM #54A -1- 18, and leave TM #54A -1 -19 in its current form. CIVIL WAR SITES 1 First Battle of Kernstown 2 First Battle of Winchester 3 Second Battle of Winchester 41Engagement 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 12 19th Corps Line 13 Hilandale Earthworks /1864 -65 Line 14 Zig -Zag Trenches Battlefield Fortification /Entrenchment AZ S Frederick County Planing S pevelopnent Winchester, Virginia Civil War Battlefields and Sites (As D by the NPS Shenandoah Valley Civil War Sites Study) 12 -10 -97 1 CONSULTING ENGINEERS c n N 6507'46" W 237.2' 817 Cedar Creek Grade, Suite 120 Winchester, Virginia 22601 Telephone (540)662 -5792 Facsimile (540)662 -5793 Email office ©painterlewis.com 2 EO W PAINTER- LEWIS, P.L.C. b N W PROJECT: 2 193.4' LOT CONSOLIDATION FREDERICK BLOCK PROPERTIES FREDERICK COUNTY, VIRGINIA SURVEY: COUNTY DRAWN BY JCL C.I.: NA JOB NO.: 0804007 SCALE: DATE: 1 100.0' 08/14/08 SHEET: EXHIBIT 5