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HomeMy WebLinkAbout02-09 Impact AnalysisIMPACT ANALYSIS STATEMENT BISHOP AMARI PROPERTY REZONING Frederick County, Virginia Stonewall Magisterial District Tax Parcel 44 -A -43 Aggregate Area of 2.77± acres October 27, 2008 Revised March 16, 2009 Current Owner: Gregory Bishop Thomas Amari Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540- 662 -4185 Greenway Engineering BISHOP -AMARI PROPERTY REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact to Frederick County by the proffered rezoning of a 2.77± acre parcel owned by Gregory Bishop and Thomas Amari, identified as tax parcel 44 -A -43. The current zoning of the 2.77± acre parcel is RA, Rural Areas District. The Applicants propose to rezone this parcel to establish 2.77± acres of B -2, Business General District to allow for the development of commercial land use within the subject property. Basic Information: Location: East side of Martinsburg Pike (U.S. Route 11) and north side of Old Charles Town Road (VA Route 761) Magisterial District: Stonewall District Property ID Numbers: 44 -A -43 Current Zoning: RA, Rural Areas District Current Use: Residential Proposed Zoning: B -2, Business General District Total Rezoning Area: 2.77± acres Proposed Build Out 20,000 square feet maximum commercial land use COMPREHENSIVE POLICY PLAN Sewer and Water Service Area The 2.77± acre subject property is currently located within the Sewer and Water Service Area (SWSA); therefore, the rezoning of this property for commercial land use is appropriate based on current policy. Fi le #4906 /EAW October 27, 2008 Bishop -Amari Rezoning Revised March 16, 2009 9 Greenway Engineer Northeast Land Use Plan SUITABILITY OF THE SITE Floodplains Wetlands Steep Slopes October 27, 2008 Revised March 16, 2009 Bishop -Amari Rezoning The 2.77± acre subject property is a component of the Northeast Land Use Plan. This land use plan recommends the development of business and commercial land uses along the Martinsburg Pike (U.S. Route 11 North) corridor. Specifically, the Northeast Land Use Plan recommends new commercial business development as a future land use at the intersection of Martinsburg Pike and Old Charles Town Road. The language guiding land development within this plan states that the development of business and commercial land use is encouraged at designated signalized road intersections and further encourages business and commercial uses to provide inter parcel connectors to enhance accessibility between uses and reduce disruptions to primary and secondary road systems. The subject property is located at a planned signalized road intersection that has been proffered to be installed by the Snowden Bridge project. Additionally, the Applicants' Proffer Statement provides for the construction of an inter parcel access drive along the eastern property line to allow for access to tax map parcel 44- ((A)) -42 and tax map parcel 44- ((A)) -47. Therefore, the proposed commercial rezoning is consistent with the policies guiding future land use development within this area of the County. The 2.77± acre subject property is located on FEMA NFIP Map #510063 -0105 B. This map delineates the subject property as a Category C Area of Minimal Flooding. The FEMA NFIP map identifies floodplain areas associated with Hiatt Run, located on the south side of Old Charles Town Road (Route 761); therefore, the subject site is not impacted by floodplain area. (Please refer to the Environmental Features Map Exhibit.) The 2.77± acre subject property does not contain wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map, as well as information from the Frederick County GIS Database. No evidence of wetlands features and vegetation is present on the property; therefore, the subject site is not impacted by wetland areas. (Please refer to the Environmental Features Map Exhibit.) The 2.77± acre subject property is predominately a level site with slopes ranging from 2 to 7 percent; therefore, the subject site is not impacted by areas of steep slope. (Please refer to the Environmental Features Map Exhibit.) File #4906/EAW 3 Greenway Engineering October 27, 2008 Revised March 16, 2009 Woodlands The 2.77± acre subject property contains several mature hardwood trees located in the proximity of the existing residential structures; however, the property does not contain areas of mature woodlands. The existing vegetation will be removed during construction of the commercial development; however, the site will be replanted to accommodate parking lot landscaping and buffer and screening landscaping. Soil Types The Soil Survey of Frederick County, published by the USDA Soil Conservation Service was consulted to determine soil types contained in this tract. The subject site contains the following soil types: 39B Swimley Silt Loam: 2 -7% slope The Swimley Silt Loam soil type located within the 2.77± acre subject property is classified as prime farmland soil. The soil type on this property is suitable for commercial development and has moderate shrink -swell potential. The soil's characteristics are similar to the soil type found on developed properties north of the subject site. Additionally, the project site is underlain by karst geology, which has the potential for sinkhole development. The property owners will ensure that geotechnical analysis is conducted on the subject property during construction of the commercial development to determine if sinkholes exist. If this is the case, the geotechnical engineers will work with the County Engineer to ensure that these features are adequately mitigated. Other Environmental Features The 2.77± acre subject property does not contain areas of lakes, ponds or natural storm water retention areas as defined by the Frederick County Zoning Ordinance. There are no environmental features present that create development constraints for the proposed commercial land use on this site. Existing Conditions Bishop -Amari Rezoning The 2.77± acre subject property has two residential structures that are currently rented by the property owners. Both residential structures will be removed when the subject property is developed commercially. The property owners will ensure that all necessary inspections (including asbestos) are conducted, and that all required permits are obtained from the County prior to the removal of these structures. The existing drain fields and wells that are utilized by the two residential structures will not be utilized when the File #4906 /EAW 4 Greenway Engineering TRANSPORTATION October 27, 2008 Bishop -Amari Rezoning Revised March 16, 2009 subject property is developed commercially. The elimination of the drain fields and closure of the wells will be accomplished in conjunction with applicable Health Department requirements when the subject property is developed commercially. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RA, Rural Areas District Use: Residential South: Zoned RA, Rural Areas District Use: Unimproved East: Zoned: M -1, Light Industrial District Use: Unimproved West: Zoned: RA, Rural Areas District Use: Unimproved Zoned: M -1, Light Industrial District Heavy Commercial The 2.77± acre subject site has approximately 440' of frontage along Martinsburg Pike (U.S. Route 11) and approximately 450' of frontage along Old Charles Town Road (Route 761). A Traffic Impact Analysis (TIA) has been prepared for the rezoning application by PHR &A dated October 15, 2008. The TIA modeling assumes a full commercial entrance along Old Charles Town Road and a right in/right -out commercial entrance along Martinsburg Pike. The TIA provides information pertaining to existing lane geometry and levels of service at the intersections, accounts for background traffic associated with other planned projects, includes an average annual traffic increase on Martinsburg Pike and Old Charles Town Road, and accounts for a mix of commercial development on the 2.77± acre site including retail, restaurant and convenience store with gasoline pumps. The TIA utilizes traffic volumes from the 7 Edition of the Institute of Traffic Engineers (ITE) Trip Generation Report for this site along with a growth rate of two percent (2 compounded annually and vehicle trips relating to future developments including Rutherford Crossing, FEMA, Snowden Bridge, Semples, North Stephenson and the Adams Commercial Center to calculate the 2010 build out conditions. The TIA demonstrates that the intersection of Martinsburg Pike and Old Charles Town Road will operate at a deficient level of service assuming background traffic impacts. The TIA further identifies that the 2.77± acre site will generate 6,524 vehicle trips per day at total build out in addition to the background traffic volumes. The TIA identifies proffered improvements associated with the Snowden Bridge development, which include traffic signalization at the intersection of Martinsburg Pike File #4906/EAW 5 Greenway Engineering October 27, 2008 Bishop -Amari Rezoning Revised March 16, 2009 and Old Charles Town Road, a northbound right turn lane on Martinsburg Pike, and a separated right and left turn lane on Old Charles Town Road. The TIA demonstrates that these proffered improvements result in a deficient level of service at the intersection of Martinsburg Pike and Old Charles Town Road during the PM peak hour and suggests that the provision of an additional northbound through lane on Martinsburg Pike is needed to bring the intersection to an acceptable level of service. The TIA demonstrates that the additional traffic associated with the development of the 2.77± acre site further decreases the level of service at the intersection of Martinsburg Pike and Old Charles Town Road during the AM peak hour. The TIA recommends that in addition to the northbound through lane on Martinsburg Pike, there will need to be a dual left turn lane on Old Charles Town Road to facilitate turning movements onto Martinsburg Pike when the network is fully developed and the background development projects are constructed. The Applicants have considered the impacts associated with the rezoning of the 2.77± acre site as demonstrated by the October 15, 2008 TIA. The Applicants have prepared a proffer statement that is intended to address their impacts, as well as assist with impacts created by background development projects. The proffer statement provides for the widening of Martinsburg Pike (U.S. Route 11 North) to include new pavement for a second northbound thru lane along the entire property frontage and a continuous right turn lane from the intersection of Old Charles Town Road to the right in/right -out entrance; the widening of Old Charles Town Road (Route 761) to provide new pavement for a future second left -turn lane at the intersection of Martinsburg Pike and a continuous free flowing right -turn lane along the entire property frontage and raised median control at the Martinsburg Pike intersection; the provision of an inter parcel parking lot access drive to support ingress and egress to adjoining parcels; the provision of 5 -foot wide sidewalks along Martinsburg Pike and Old Charles Town Road; right -of -way dedication to VDOT sufficient to accommodate the planned urban four -lane divided typical section on Martinsburg Pike and the planned urban collector typical section on Old Charles Town Road; and a monetary contribution for future improvements associated with the realignment of Hopewell Road and Brucetown Road (Route 672) that can be utilized as matching funds by the County. The Applicants' proffer statement commits to the implementation of these improvements in conjunction with the first site plan approved for the 2.77± acre site; therefore, this proposal mitigates transportation impacts associated with this request and assists in the mitigation of transportation impacts created primarily by background traffic generation through the Martinsburg Pike corridor. SEWAGE CONVEYANCE AND TREATMENT The 2.77± acre subject property is located within the Route 11 North Sewer and Water Service Area (SWSA). The Frederick County Sanitation Authority (FCSA) developed an 8 -inch sewer force main adjacent to the Winchester and Western Railroad to provide sewer transmission from this area of the County to the Opequon Water Reclamation Facility (OWRF) located on Berryville Pike (U.S. Route 7). The 2.77± acre subject property will be designed to direct sewage flows to an approved sewer pump station that File #4906/EAW 6 Greenway Engineering will be developed on the Easy Living Mobile Home Park property, which will flow to the 8 -inch sewer force main. The Applicants have worked with these property owners on an agreement to allow for sewer line easements within the Westfield Business Park and Easy Living Mobile Home Park properties to access the approved sewer pump station. The Applicants have not defined a specific use for the 2.77± acre subject property. Therefore, based on comparable discharge patterns, the Frederick County Sanitation Authority (FCSA) has determined that 500 gallons /day per acre is a reasonable guide for estimating the sewer impact for this commercial site. The proposed commercial center is estimated to add 1,385 gallons per day to the public sewage conveyance system and the Opequon Water Reclamation Facility (OWRF). The design capacity of the treatment plant is 8.4 million gallons per day (MGD) during summer months and 16.0 MGD during winter months. Approximately 6.8 MGD of this capacity is currently being utilized at the OWRF; therefore, the build -out of 2.77± acre subject property would require approximately 0.08% of the available capacity at this facility. This information demonstrates that the 2.77± acre subject property can be developed with adequate sewer service. WATER SUPPLY October 27, 2008 Bishop -Amari Rezoning Revised March 16. 2009 Q 500 gallons /day /acre Q 500 gpd x 2.77 acres Q 1,385 gpd The 2.77± acre subject property is located within the Route 11 North Sewer and Water Service Area. (SWSA). The development of the Snowden Bridge Subdivision has established a new 16 -inch water line that follows Old Charles Town Road along the frontage of the subject property. This new water line was adequately sized to provide for transmission and pressure needed to serve land uses within the Route 11 North Sewer and Water Service Area. The Applicants have not defined a specific use for the 2.77± acre subject property. Therefore, based on existing water consumption patterns, the Frederick County Sanitation Authority (FCSA) has determined that 1,000 gallons /day per acre is a reasonable to consider for the water impact analysis for this commercial site. Q 1000 gallons /day /acre Q 1000gpd x 2.77 acres Q 2,770 gpd The proposed uses will utilize an estimated 2,770 gallons of water per day. The Northern Water Treatment Plant provides 2.0 million gallons per day of potable water from the former Global Chemstone Quarry as one of the water sources contributing to the public File #4906 /EAW 7 Greenway Engineering water system within the Route 11 North Sewer and Water Service Area. The projected water usage for the build -out of the subject property would require approximately 0.14% of the available capacity at this facility; therefore, this information demonstrates that adequate water capacity is available for this development. SITE DRAINAGE SOLID WASTE DISPOSAL October 27, 2008 Bishop -Amari Rezoning Revised March 16, 2009 The 2.77± acre subject site gently slopes from the east to west towards the intersection of Martinsburg Pike (U.S. Route 11 North) and Old Charles Town Road (Route 761). There is approximately five feet to topographic relief on site; therefore, it is anticipated that storm water management will be designed within the southwestern portion of the subject site, which will then be channelized into the drainage system along Old Charles Town Road. Specific measures to accommodate stormwater quantity and quality will be address during the Site Development Plan design process to verify the adequacy of existing drainage structures and to ensure that there are not negative impacts to surrounding properties. The impact on solid waste disposal facilities can be projected from an average annual commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil Engineering Reference Manual, 4 Edition). The following figures show the increase in the average annual volume based on a maximum development of 20,000 square feet of commercial land use: AVV 5.4 cu. Yd. Per 1,000 sq. ft. commercial AAV 5.4 cu. Yd. x 20.0 AAV 108.0 cu. Yd. at build out, or 75.6 tons at build out The Municipal Solid Waste area of the regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The maximum development of the commercial center will generate approximately 75.6 tons of solid waste annually on average. This represents a 0.037% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently average 200,000 tons per year; therefore, this information demonstrates that the Regional Landfill has adequate capacity to accommodate the solid waste impacts associated with this proposal. Solid waste produced by the proposed commercial development will be routed to the Regional Landfill by a commercial waste hauler; therefore, the County will receive tipping fees associated with this land use to mitigate this impact. File #4906 /EA W 8 Greenway Engineering OTHER IMPACTS File #4906/EAW October 27, 2008 Bishop -Amari Rezoning Revised March 16, 2009 HISTORICAL SITES AND STRUCTURES The 2.77± acre site does not contain structures deemed to be historically significant, nor are there potentially significant structures adjacent to the subject property. The Frederick County Rural Landmarks Survey identifies Kenilworth #34 -113) approximately 3 /4 mile north of the subject property Woodburn #34 -102) approximately t/z mile southwest of the subject property. Neither of these structures are visible from the subject property; therefore, the development of this property will not negatively impact these structures or their viewsheds. The entire 2.77± acre subject property is located within the identified core battlefield area of Second Winchester Stephenson's Depot. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies this portion of the core battlefield area as "retained integrity"; however, it should be noted that there are two residents that have been developed on the subject property. The Applicants have prepared a proffer statement, which includes a section entitled Site Design Controls to mitigate potential impacts to the Second Winchester Stephenson's Depot viewshed on the south side of Old Charles Town Road (Route 761). This section of the proffer statement includes the orientation of all occupied commercial structures along the frontage of Old Charles Town Road; the prohibition of parking spaces and travel aisles in front of the occupied commercial structures; the placement of gasoline canopies behind the occupied commercial structures; the reduction of permitted structural heights and outdoor lighting fixtures; the screening of roof mounted mechanical equipment; and the reduction of permitted sign height and sign size. Additionally, the proffer statement commits to the placement of an information kiosk on the plaza for the development that will provide historic information as deemed appropriate by the County's Historic Resources Advisory Board (HRAB). Design standards for the information kiosk have been provided based on recommendations from the HRAB Chair to ensure that this structure is beneficial to travelers and residents of the community. Therefore, the Applicants' proffer statement provides measures to mitigate viewshed impacts to this portion of the core battlefield area. The rezoning and commercial development of the 2.77± acre subject property is not anticipated to negatively impact public services and will provide economic development revenue that will benefit the County. However, the Applicants' proffer statement provides a monetary contribution to Frederick County for general fire and rescue services to further mitigate impacts associated with this project. No additional impacts to County capital facilities or services are anticipated by this economic development project. tri 0 0 0 m m a m a' n 0 cri CD C 3 SCALE: 1 Inch equals 200 feet REZONING STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ENVIRONMENTAL FEATURES BISHOP -AMARI PARCEL, ROUTE 11 NORTH DATE: 3 -16-09 'PROJECT ID: 4906 ,DESIGNED BY: DWE REZONING ENVIRONMENTAL FEATURES BISHOP -AMARI PARCEL ROUTE 11 NORTH Engineer* Surveyors 151 Windy Hill Lane Wnnehrster, Virginia 226M Telephone 54O -882 -41& FAX 840 722 •A52a weer groenwayang.c ut GREENWAY ENGI w m cn r- r m 0) r 0 N --I 0 m n m z 0 cn N N BISHOP -AMARI PARCEL, ROUTE 11 NORTH REZONING SOILS MAP STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3 -16 -09 PROJECT ID: 4906 DESIGNED BY: DWE SCALE: 1 Inch equals 200 feet REZONING SOILS MAP BISHOP -AMARI PARCEL ROUTE 11 NORTH fauu4al In i i7f Engineers Surveyors GREENWAY ENG 151 Windy Hill Tare Winchester, Virglnle 2250,1 Telephone 640 882 -4186 FAX 540 722 4526 www green we yeng.com BISHOP -AMARI PARCEL, ROUTE 11 NORTH REZONING WATER AND SEWER LINES STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3 -16 -09 (PROJECT ID: 4906 DESIGNED BY: DWE SCALE: 1 Inch equals 600 feet REZONING WATER AND SEWER LINES BISHOP -AMARI PARCEL ROUTE 11 NORTH Iou,4atl en '17f Engineers Surveyors GREENWAY ENGI 151 Windy Hill Inns Winchester, Vlrglnie 22802 Telephone 640- 662 -4156 FAX 546 722 --9528 WNW groenwayeng, cam 0 0 0 0 0 CD 0 0 0 0 0 0 0) 0 0 0 0 0 -o op BISHOP-AMARI PARCEL, ROUTE 11 NORTH STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA DATE: 3-16-09 'PROJECT ID: 4906 SCALE: 1 Inch equals 600 feet REZONING HISTORIC FEATURES DESIGNED BY: DWE REZONING HISTORIC FEATURES BISHOP-AMARI PARCEL ROUTE 11 NORTH Ictunded to f Engiteer* Surveyors GREENWAY ENG 151 Windy Hill lane Wr14104t4ter, Virginia 22artra Telephone 040-552-4160 FAX 540-722—g2 www groonanong.corn En w w 151 Windy Hill Lane Winchester, Virginia 22802 Telephone 540- 882 -4185 FAX 540 722 -9528 ww w.greenwayeng.com 11 LAYOUT OPTION 2 BISHOP AMARI PROPERTY STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VA Faundad to 1971 Engineers Surveyors a C C C C R Z m z 0 1 GREENWAY ENGINEER!?