The URL can be used to link to this page

Home My WebLink About16-08 Impact Analysis1 SPORTSPLEX PROPERTY - IMPACT ANALYSIS STATEMENT December 2008 The Sportsplex Property, identified by Frederick County records as Tax Map Parcel 75 -A- 91C consists of 6.02 acres located at the existing terminus of Commonwealth Court within Commonwealth Business Center as accessed from Route '11 (See Figure 1). The Property is currently in operation as an indoor recreation facility and accessory uses as permitted under the Property's current B3 (Industrial Transition) zoning designation. The Applicant would like to utilize space within the existing facility for child day care services, but this is not a permitted use under the current B3 zonhng designation. Additionally, as the child care services would not be exclusively for members of the Sportsplex while they arc using the facility, it would also not be permitted as an accessory use currently. As such, the Applicant is requesting to rezone the Property to the B2 (General Business) zoning district which includes child day care services as an allowed use in order to implement this service at the existing Sportsplex facility. SURROUNDING PROPERTIES Figure 1 includes aerial photography from 2006 depicting adjacent land uses. The site is bordered by existing commercial and industrial uses. To the North is the HP Hood processing facility zoned M2 (Heavy Industrial). South of the Property is Gander Mountain as well as the recently constructed Camping World. These two adjacent sites are zoned B2 (General Business) as a result of a B3 to B2 rezoning ( #05 -06) approved in 2006. The site is bounded to the East by Interstate 81. Figure 2 provides a zoning context map depicting the existing zoning categories found in the vicinity of the site. LAND USE The Spottsplex Property is located wholly within the Urban Development Area (UDA) and the Sewer and Water Service Area (SWSA) of Frederick County. These boundaries help to define the areas intended for more intensive forms of development with the County. Additionally, the subject acreage is located within the study boundary of the Eastern Frederick County Long Range Land Use Plan which recommends commercial land uses within the vicinity of the site. As such, the proposed B2 commercial rezoning is in harmony with the land use envisioned by the Frederick County Comprehensive Policy Plan. ACCESS AND TRANSPORTATION The Property would be served by Commonwealth Court, which provides access to the Property today. Commonwealth Court was originally constricted with a standard cul -de -sac. During construction of the Gander Mountain facility, this cul -de -sac was upgraded to a traffic circle which provides improved access and traffic flow and also accommodates an inter- parcel connector to land located south of Commonwealth Business Park. A signalized intersection provides access to Route 11 from Commonwealth Court. bnpact Analysis Slatenieni — Sportsplex Property 1 r, _ d� t ... y 4 --- — — — — a -------- ---— r �f N The rezoning application was formally scoped with the Virginia Department of Transportation (VD01). As the highest traffic generating uses, such as restaurants or gasoline service stations, permitted within the proposed B2 zoning designation are also permitted under the Property's existing B3 zoning designation, VDOT determined that a traffic impact analysis (TIA) would not be required as part of the application process. In essence, the proposed rezoning would result in minim traffic impacts since the Property has an existing heavy commercial zoning designation. To provide a safeguard for Frederick County, the Applicant has proffered that if the site is ever to change primary uses that would result in a greater traffic generation, then the Applicant will complete a TIA and provide constructed improvements and /or a monetary contribution to the County for the pro -rata share of any improvements identified by the TIA. Additionally, the Applicant has proffered to provide a reserve area for additional I -81 right of way across the Property frontage. This area would be provided at no cost to the County or State if needed to accommodate future I -81 improvements. ENVIRONMENT As the Applicant intends on utilizing the existing facility subsequent to the rezoning, there will be no impacts on environmental features such as wetlands, stream channels, or steep slopes. If an expansion of the existing facility is required to accommodate any future users, then the site will be subject to all applicable regulations during the site plan process. Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Cornmunity Panel #510063- 0200B, effective date July 17, 1978. The entire site is located in Flood Zone C, which denotes areas of minim flooding outside of the 100 -year flood plain. SEWAGE CONVEYANCE AND WATER SUPPLY The water and sewer connections serving the existing facility will be maintained for any future users at the facility. If the site were to ever be redeveloped for a future B2 user, any proposed water and sewer facilities would be subject to review at time of site plan. SOLID WASTE Solid waste will be transferred to the Frederick County Landfill for disposal as it is under current operations for the Sportsplex. If the site were to develop as a more intensive commercial use then the approximate 100,000 square feet of existing floor space would generate 2,500 pounds of solid waste per day assuming a rate of 25 lbs /1,000 square feet. Impact Analysis Slatemenl— Sportsplex Properly 2 • 0 HISTORIC SITES AND STRUCTURES The subject site does not include any historic structures as identified by the Frederick County Rural Landmarks Survey Pursuant to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not located within any core battlefield areas. The site is located just outside the study area boundaries for the First and Second Battles of Kernstown. IMPACT ON COMMUNITY FACILITIES The proposed rezoning of the Sportsplex Property will create no impacts on community facilities. The existing commercial nature of the Property will be unchanged, as such tax revenues generated by the Property will not decrease as a result of rezoning property to the B2 District. Impact Analysis Statement —Sportsplex Property 3 • The rezoning application was formally scoped with the Virginia Department of Transportation (VDOT). As the highest traffic generating uses, such as restaurants or gasoline service stations, permitted within the proposed B2 zoning designation are also permitted under the Property's existing B3 zoning designation, VDOT determined that a traffic impact analysis (TIA) would not be required as part of the application process. In essence, the proposed rezoning would result in minimal traffic impacts since the Property has an existing heavy commercial zoning designation. To provide a safeguard for Frederick County, the Applicant has proffered that if the site is ever to change primary uses that would result in a greater traffic generation, then the Applicant will complete a TIA and provide a monetary contribution to the County for the pro -rata share of any improvements identified by the TIA. ENVIRONMENT As the Applicant intends on utilizing the existing facility subsequent to the rezoning, there will be no impacts on environmental features such as wetlands, stream channels, or steep slopes. If an expansion of the existing facility is required to accommodate any future users, then the site will be subject to all applicable regulations during the site plan process. Flood plain data for the subject parcels is delineated on the Flood Insurance Study Map for Frederick County prepared by the U.S. Department of Housing and Urban Development, Community Panel # 510063- 0200B, effective date July 17, 1978. The entire site is located in Flood Zone C, which denotes areas of minimal flooding outside of the 100 -year flood plain. • SEWAGE CONVEYANCE AND WATER SUPPLY The water and sewer connections serving the existing facility will be maintained for any future users at the facility. If the site were to ever be redeveloped for a future B2 user, any proposed water and sewer facilities would be subject to review at time of site plan. SOLID WASTE Solid waste will be transferred to the Frederick County Landfill for disposal as it is under current operations for the Sportsplex. If the site were to develop as a more intensive commercial use then the approximate 100,000 square feet of existing floor space would generate 2,500 pounds of solid waste per day assuming a rate of 25 lbs /1,000 square feet. HISTORIC SITES AND STRUCTURES The subject site does not include any historic structures as identified by the Frederick County Rural Landmarks Survey Pursuant to the National Park Service Study of Civil War Sites in the Shenandoah Valley of Virginia, the subject site is not located within an core battlefield areas. The site is located just outside the study area boundaries for the First and Second Battles of Kemstown. a v hnpact Analysis Statement — Sportsplex Property 2 Y 0 W, • IMPACT ON COMMUNITY FACILITIES The proposed rezoning of the Sportsplex Property will create no impacts on community facilities. The existing commercial nature of the Property will be unchanged, as such tax revenues generated by the Property will not decrease as a result of rezoning property to the B2 District. • • bnpaet Analysis Statement — Sportsplee Property