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Home My WebLink About13-08 Impact Analysisis 11 for Ervin Development Corporation 1932 -1958 Senseny Road Redbud Magisterial District Frederick County, Virginia July 3, 2008 Prepared for: Mr. David Ervin Ervin Development Corporation 1830 Plaza Drive Winchester, Virginia 22601 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: 0803015 IMPACT ANALYSIAATEMENT 46 1932 -1958 Senseny Road IMPACT ANALYSIS STATEMENT TABLE OF CONTENTS section I!Us0 i. INTRODUCTION 2 A. SITE SUITABILITY 2 B. SURROUNDING PROPERTIES 3 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. LOT CONSOLIDATION 6 IMPACT ANALYSIS•ATEMENT • 1932 -1958 Senseny Road ® 1. INTRODUCTION Ervin Development Corporation (the applicant) proposes to rezone six parcels of land located in the southeast quadrant of the intersection of Senseny Road, VA Route 657, and Greenwood Road, VA Route 656, in Frederick County, VA. The parcels (the site) are currently zoned RP (Residential Performance District) and are identified by the following Tax Identification Numbers: Tax Map No. Area (acres) Ex. Zoning Pr. Area Pr. Zonin 55 -A -196 1.62 RP 1.61 B2 65 -A -2 -1 0.47 RP 0.45 B2 65- A -2 -1 -2 0.45 RP 0.39 B2 65- A -2 -1 -3 0.46 RP 0.47 B2 65- A -2 -1 -4 0.46 RP 0.39 B2 65- A -2 -1 -5 0.47 RP 0.42 62 Total 3.93 3.72 +1 - The applicant is requesting to rezone the properties from RP, Residential Performance District to B2, Business General District. The total area of the request is approximately 3.93 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 subject parcels are located at the corner of a major intersection within the Urban Development Area established by Frederick County as shown on the Eastern Frederick County Long Range Land Use Plan contained in the current Comprehensive Plan. The r4ncrrintinn of P.) 7nninn in tha Frarlarirk (;nunty 7nninn Ordinance states that neneral 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 the fact that all the other parcels at this intersection are currently zoned B2 or contain commercial uses, this site appears suited for rezoning to the Business General District. Although the subject site lies within an area designated as residential on the Comprehensive Plan, it is also located at a high traffic intersection where B2 uses would be beneficial and convenient for neighboring residents to meet their daily needs. The properties in the northwest and southwest quadrants of this intersection are currently zoned 132. The property in the northeast quadrant contains a convenience store and gas station. Adjacent to that property is the "Orrick Commons" shopping center. On the subject parcels, in the southeast quadrant, the applicant's conceptual plans are to construct a pharmacy with a drive through window, along with a bank with drive through windows, and a one story retail space as shown on the adjacent page listed as Exhibit 2. The location, zoning, uses, and owners of the adjacent parcels can be seen in Exhibit 1. There are existing covenants for the subject parcels identified as TM #'s 65A- 2 IMPACT ANALYSISITATEMENT • 1932 -1958 Senseny Road ® 2 -1, 65A- 2 -1 -2, 65A- 2 -2 -3, 65A- 2 -1 -4, and 65A -2 -1 -5 located in the Greenwood Heights subdivision. When the consolidation of the 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. SOILS According to the Soil Survey of Frederick County, the site contains the following soil type only: • Clearbrook channery silt loam: 9B (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 parcels to be rezoned are bordered to the east and south by parcels which are all zoned RP. Across Greenwood Road, to the west are two parcels, one which is zoned RP and to the north of that parcel, one which is zoned B2. Diagonally across the intersection is a parcel which is zoned B2. Across Senseny Road, to the north, are two parcels which are zoned RA. Adjacent to these parcels are two parcels, which are the "Orrick Commons" shopping center and are zoned B2. The following table lists all adjacent owners and parcel numbers. Tax Map No. Owner Ex. Zoning Ex. Use 65A -2 -1 -6 Dorgan, Michael C. RP Residential 65A -3 -39 Shields, Robert J. & Carolyn L. RP Residential 65A -3 -44 Gum, David C., Jr. & Paige E. RP Residential 65A -3 -46 Casey, Charles H. RP Residential 65A -3 -48 Russell, Robert W. & Kristina S. RP Residential 65A -3 -50 Whetzel, William A., Sr. & Angela L. RP Residential 65A -3 -52 Gochenour, Jeffrey R. RP Residential 65A -7 -7 Kerns, Kathy S. RP Residential 65A -7 -8 Stafford, Timothy BS Residential 55 -A -197 TGC Management, LLC B2 Commercial 55 -A -198 Greenwood Sen, LLC B2 Commercial 3 IMPACT ANALYSIS•ATEMENT • 1932 -1958 Senseny Road 55 A -197 Stafford, Timoth RA Residential 55- A -201A Orrick Cemetery CompanV B2 I Commercial 55- A-201B Orrick Cemetery Company B2 TCommercial C. TRAFFIC The property is located at the signalized intersection of Senseny Road and Greenwood Road. According to the Frederick County Eastern Road Plan, 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. A Traffic Impact Analysis is contained in Section 7. The analysis was performed by Patton Harris Rust & Associates. The TIA as presented is based on a total build -out of the site of approximately 24,000 square feet of commercial space which could include a pharmacy, a bank, and a convenience store with gas dispensers. These particular uses were proposed to achieve a high level of trips generated by the proposed site. 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. The TIA shows 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 right -of -way dedication along Senseny Road. Any access to the site along Senseny Road will be restricted to 'right in, and perhaps, 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 right -of- way dedication along Greenwood Road. The existing through lane in Greenwood Road will be converted to a left turn lane. Access to the site from Greenwood Road will be restricted to `right in, right out' only. Please refer to the attached Proffer Statement Is IMPACT ANALYSISIATEMENT • 1932 -1958 Senseny Road ® 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, on the following pages. 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. 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. G. SOLID WASTE DISPOSAL FACILITIES The nearest citizens' trash facility is located less than one mile north of the site on Greenwood Road. 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 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 $3,240 in tipping fees will be paid to dispose of 72 tons of solid waste. 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 on Exhibit 3. 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. .1 Most of these structures are now abandoned or have been converted to residences, k 0 0 0 WATER AND SEWER FACILITIES MAP CPrI °III, :ti AI I 0 • WATER AND SEWER FACILITIES MAP to WATER AND SEWER FACILITIES MAP 0 0 E FrederA:k CauntY Ffo ^Ang b DeveloD*mnt Civil War ,battle gelds and Sites (As Defined by the NPS Shenan oah Valley Civil War Sites Study) 12 -10 -97 CIVIL WAR SITES IMPACT ANALYSIS PATEMENT • 1932 -1958 Senseny Road ® 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 in Section 8. Please see the Generalized Development Plan (contained within the Proffer Statement in Section 8) 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 3. A copy of the Civil War Battlefields and Sites map has been included on the following pages. 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. 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. 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. PARKS AND RECREATION There are typically no impacts on Parks and Recreation facilities associated with rezoning to a commercial use. 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. The access easement will be extended to Route 50 generally as shown on the exhibit to preserve access to . the adjacent parcels. `J 9 I. N i NOI'363H ' 125.10 Njo. 05 78.71' 6 /.B5' 1 I � , /� I 11 l l ti a o ZD o / 0 PAINTER- LEWIS, P.L.C. YKVJU.I: 1932 -1958 SENSENY ROAD ��n VC �: P - L U.i.: NA I JOB NO.: 080 3 015 {� 817 Cedar Creek Winchester, Telephone / I I / SCALE: 1.•= 100.0• DATE; 06 /30 /C8 tl ' p l l �e Facsimile (540)662 -5793 Email office @pointerlewis.com CONSOLIDATION OF LOTS 4 ' -46 I \ q z61 y I I 4 � , /� I 11 l l ti a o ZD o / 0 PAINTER- LEWIS, P.L.C. YKVJU.I: 1932 -1958 SENSENY ROAD ��n VC �: P - L U.i.: NA DRAWN BY: JCL JOB NO.: 080 3 015 {� 817 Cedar Creek Winchester, Telephone Grade, Suite 120 Vir 22601 (540)662 -5792 ERVIN DEVELOPMENT GROUP FREDERICK COUNTY, VIRGINIA SCALE: 1.•= 100.0• DATE; 06 /30 /C8 CON N LING ENGINEERS Facsimile (540)662 -5793 Email office @pointerlewis.com CONSOLIDATION OF LOTS SHEET: EXHIBIT 5