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HomeMy WebLinkAbout03-09 Impact AnalysisWALGREENS DAIRY CORNER PLACE IMPACT ANALYSIS STATEMENT November 2008 Revised May 2009 The Walgreens Dairy Corner Place Property (the "Property") is ideally located for commercial uses. The Property, identified by Frederick County records as Tax Map Parcels 54F -1 -9, 54F -1 -9A, 54F -A -30, 54F -3 -A, 54F -3 -A1, 54F -3 -A2, and a portion of 54- A -112C consists of approximately 4.0 acres located along Valley Mill Road and Dairy Comer Place at the intersection of Valley Mill Road and Route 7 at the I -81 interchange (See Figure 1). 3.1 Acres of the subject site is currently zoned RP (Residential Performance) and was previously used for three single family detached homes. The remaining 0 9 acres of the site is currently zoned B2 and is a portion of the 220 Seafood Restaurant Property. The application was initially submitted with only the 3.1 acres RP which was presented to the Planning Commission on December 17, 2008. The Planning Commission tabled action on the application to allow the Applicant to work on revisions to the Application to address concerns with having a site entrance on Dairy Comer Place. Since the December Planning Commission meeting, the Applicant has worked with the adjoining Property owner and reached an agreement to purchase 0.9 acres of the 220 Seafood Restaurant site enabling the Applicant to avoid any connection to Dairy Corner Place. This application seeks to rezone the Property to the B2 (General Business) District to allow for up to 15,000 square feet of pharmacy use with up to 10,000 square feet of additional B2 type uses, excluding gasoline service stations, convenience stores, or fast food restaurants. The site is located wholly within the Urban Development Area (UDA) and Sewer and Water Service Atha (SWSA) of Frederick County. SURROUNDING PROPERTIES As depicted by Figure 1, the properties located adjacent to the site are single family homes on RP zoning as well as the residual 220 Seafood Restaurant site which is zoned B2. To the North of the Property, across Route 7 is the Winchester Gateway shopping center zoned B2. LAND USE The subject acreage is located within the study boundary of the Route 7 East Corridor Land Use Plan however this plan only shows the existing zoning rather than the planned use for the Property. The Eastern Frederick County Long Range Land Use Plan identifies the Property with a business designation. As such, rezoning the site to allow for B2 uses would be in accordance with the land use as planned by the Frederick County Comprehensive Plan. ACCESS AND TRANSPORTATION The property would be served by an entrance on Valley Mill Road as well as an entrance at Martin Drive which intersects with Route 7 as shown on the Generalized Development Plan (GDP). The Applicant has proffered to construct a private commercial roadway that will connect the entrance at Valley Mill Road with Martin Drive as a through movement. This has enabled the Applicant to proffer the closure of Dairy Corner Place between Valley Mill Impact Analysis Statement Walgreens Dairy Corner Place 1 E NVIRONMENT Road and Martin Drive addressing the primary concern voiced by the Planning Commission in December 2008. A traffic impact analysis (TIA) entitled "A Traffic Impact Analysis of Walgreens at Dairy Corner Place," was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. The TIA analyzes the impacts developing the site with a 15,000 square foot pharmacy and 10,000 square feet of medical office type uses. The TIA indicates that background traffic will degrade the Level of Service (LOS) for the subject area intersections below a LOS C. To accommodate background traffic the TIA proposes the following improvements: 1. Route 7 /Valley Mill Road/I -81 ramps: Additional westbound thru lane on Route 7 Additional northbound left turn lane on Valley Mill Road Additional southbound left tum lane on the NB I -81 off ramp. The TIA indicates that the development of the site combined with background traffic would necessitate the same transportation improvements needed with background traffic alone. The Applicant has proffered to construct an additional northbound left tum lane for Valley Mill Road as part of the development of the Property. The proffered transportation improvements would be needed regardless of whether or not this Property is developed. The proffers limit the development to up to 15,000 square feet of pharmacy and up to 10,000 square feet of additional uses, excluding gasoline service stations, convenience stores, and fast food restaurants. The new floor area proffer differs from the previous proffer in that the 10,000 square feet is no longer limited to office uses which was the use modeled in the TIA. This modification is justified by the fact that the application now encompasses an 0.9 acres of un- proffered B2 property. By adding this existing B2 area to the application and making it subject to the proffered conditions, the Applicant is limiting the development and resulting traffic generation possible for the area. The Virginia Department of Transportation (VDU") has reviewed the revised proffer statement and is satisfied that the Applicant has mitigated traffic impacts associated with the rezoning request. The Property does not contain any areas of stream channels or steep slopes. The site has a low elevation of approximately 650 feet and a high elevation of approximately 675 feet. There is an existing drainage swale that runs south to north on the Eastern edge of the Property. Existing drainage from the site flows from south to north, ultimately to the aforementioned drainage swale. Any stormwater management facilities will be designed to meet or exceed the state regulations. Per stormwater management regulations, post development flows will not exceed pre development levels. As such, development of the site will not negatively impact nearby drainage facilities, including the existing culvert located at the entrance to the 220 Seafood site. Impact Analysis Statetnent Walgreens Dairy Corner Place 2 The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall upon the border between the Frederick- Poplimento- Oaklet soil associations. The predominant soil types on the site are Berks Channery Silt Loam, 2 to 7 percent slopes (map symbol 1B) and Weikert Berks Channery Silt Loams, 15 to 25 percent slopes (map symbol 41D) as shown on map sheet number 30 of the survey. The site would not be characterized as prime farmland. The characteristics of this soil type and any implications for site development are manageable through the site engineering 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 0115B, 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. Development of the site will require the demolition of three existing single family residences currently located on the site. Any wells or septic systems associated with these residences will be abandoned in accordance with required Health Department regulations as part of the development of the site. SEWAGE CONVEYANCF AND WATER SUPPLY Access to public water and sewer is available via connection to existing lines adjacent to the site along the Valley Mill Road frontage. Assuming 25,000 square feet of commercial space, the site would generate 5,000 gallons per day of sewer flows with approximately equivalent water usage assuming a rate of 200 GPD /1,000 square feet. SOLID WASTE HISTORIC SITES AND STRUCTURES Assuming 25,000 square feet of commercial space, the site would generate 625 pounds of solid waste per day assuming a rate of 25 lbs /1,000 square feet. Solid waste would be transferred to the Frederick County Landfill for disposal. 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 located within the core battlefield area of the Third Battle of Winchester (Opequon), however the subject acreage is already identified as lost integrity due to development in proximity to the site. As such, the application will have no impact to the existing integrity of battlefield resources. Impact Analysis Statement Walgreens Dairy Corner Place 3 IMPACT ON COMMUNITY FACILITIES The proposed commercial rezoning will have a positive impact on the Frederick County tax base. The positive fiscal impact is augmented by the fact that the proposed rezoning is replacing 3.1 acres of RP zoned property which could be used for residential development with no proffers to mitigate impacts. In recognition of services provided for Fire and Rescue and the Sheriff's Office, the Applicant has proffered a monetary contribution of $1,000 for Sheriff's office purposes and $1,000 for Fire and Rescue services. Impact Analysis Statement Walgreens Dairy Corner Place 4 WALGREENS DAIRY CORNER PLACE IMPACT ANALYSIS STATEMENT November 2008 The Walgreens Dairy Corner Place Property (the "Property is ideally located for commercial uses. The Property, identified by Frederick County records as Tax Map Parcels 54F 1 9, 54F 1 9A, 54F A 30, 54F 3 A, 54F 3 A1, and 54F 3 A2 consists of approximately 3.1 acres located along Valley Mill Road and Dairy Comer Place at the intersection of Valley Mill Road and Route 7 at the I 81 interchange (See Figure 1). The subject site is currently zoned RP (Residential Performance) and was previously used for three single family detached homes. This application seeks to rezone the Property to the B2 (General Business) District to allow for up to 10,000 square feet of office uses and a pharmacy up to 15,000 square feet in size. The site is located wholly within the Urban Development Area (UDA) and Sewer and Water Service Area (SWSA) of Frederick County. SURROUNDING PROPERTIES As depicted by Figure 1, the properties located adjacent to the site are single family homes on RP zoning as well as the 220 Seafood Restaurant site which is zoned B2. To the North of the Property, across Route 7 is the Winchester Gateway shopping center zoned B2. LAND USE The subject acreage is located within the study boundary of the Route 7 East Corridor Land Use Plan however this plan only shows the existing zoning rather than the planned use for the Property. The Eastem Frederick County Long Range Land Use Plan identifies the Property with a business designation. As such, rezoning the site to allow for B2 uses, specifically a pharmacy site, would be in accordance with the land use as planned by the Frederick County Comprehensive Plan. ACCESS AND TRANSPORTATION The property would be served by an entrance on Valley Mill Road as well as an entrance on Dairy Comer Place as shown on the Generalized Development Plan (GDP). A traffic impact analysis (TIA) entitled "A Traffic Impact Analysis of Walgreens at Dairy Corner Place," was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. The TIA analyzes the impacts developing the site with a 15,000 square foot pharmacy and 10,000 square feet of medical office type uses. The TIA indicates that background traffic will degrade the Level of Service (LOS) for the subject area intersections below a LOS C. To accommodate background traffic the TIA proposes the following improvements: 1. Route 7 /ValleyMill Road /I -81 ramps: Additional westbound thin lane on Route 7 Additional northbound left turn lane on Valley Mill Road Additional southbound left turn lane on the NB I -81 off ramp. Impact Analysis Statement Walgreens Dairy Corner Place 1 Patton Harris Rust Associates,pc Engineers. Surveyors. Planners. Landscape Architects. P l l Winchester, East er, Virginia Street, 2 2 Suite260 60 1 T 5 6 40.67.1 9 s260 T 540.& &7.2139 F 540.665.0493 LOCATION MAP WALGREENS DAIRY CORNER PLACE SCALE: 1" 100' FIGURE 1 DATE: 7/1/08 Map Features County Boundary Tax Map Boundary Community Centers George Washington National Forest (3. Hamlets MN Lakes/Ponds Streams A/ Sewer Water Service Area Urban Development Area Roads/Transportation Interstates Primary Highways Secondary Roads Named Private Roads Unnamed Private Roads Proposed Route 37 Railroads Cities/Towns Middletown I Stephens City Winchester Agricultural Districts Double Church Refuge Church 7 South Frederick Zoning B1 (Business, Neighborhood District) 62 (Business, General District) MI B3 (Business, Industrial Transition District) 1=1 EM (Extractive Manufacturing District) HE (Higher Education District) MI (Industrial, Light District) I M2 (Industrial, General District) MH1 (Mobile Home Community District) NI MS (Medical Services District) [411 R5 (Residential, Recreational Community District) RA (Rural Areas District) r RP (Residential Performance District) Patton Harris Engineers. Surveyors. P H RA Rust Associates,pc Planners. Landscape Architects. 117 East Piccadilly Street Suite 200 Winchester. Virainia 22601 T 540.6672139 F 540.665.0493 ZONING MAP WALGREENS DAIRY CORNER PLACE e FIGURE 2 DATE: 7/1/08 The TIA indicates that the development of the site combined with background traffic would necessitate the same transportation improvements needed with background traffic alone. The Applicant has proffered to construct an additional northbound left turn lane for Valley Mill Road as part of the development of the Property. Additionally, the Applicant has proffered to close the existing connection of Dairy Comer Place on the East side of Valley Mill Road. The proximity of this entrance to Valley Mill Road's intersection with Route 7 can create issues with existing traffic volumes at this intersection. The proffered transportation improvements would be needed regardless of whether or not this Property is developed. To provide further mitigation for transportation impacts, the Applicant has proffered a monetary contribution in the amount of $10,000.00 for transportation improvements within the vicinity of the site. E NVIRONME NT to The Property does not contain any areas of stream channels or steep slopes. The site has a low elevation of approximately 650 feet and a high elevation of approximately 675 feet. There is an existing drainage swale that runs south to north on the Eastern edge of the Property. Existing drainage from the site flows from south to north, ultimately to the aforementioned drainage swale. Any stormwater management facilities will be designed to meet or exceed the state regulations. Per stormwater management regulations, post development flows will not exceed pre development levels. As such, development of the site will not negatively impact nearby drainage facilities, including the existing culvert located at the entrance to the 220 Seafood site. The General Soil Map of the Soil Survey of Frederick County, Virginia indicates that the soils comprising the subject parcels fall upon the border between the Frederick- Poplimento- Oaklet soil associations. The predominant soil types on the site are Berks Channery Silt Loam, 2 to 7 percent slopes (map symbol 1B) and Weikert Berks Channery Silt Loams, 15 to 25 percent slopes (map symbol 41D) as shown on map sheet number 30 of the survey. The site would not be characterized as prime farmland. The characteristics of this soil type and any implications for site development are manageable through the site engineering 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 0115B, 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. Development of the site will require the demolition of three existing single family residences currently located on the site. Any wells or septic systems associated with these residences will be abandoned in accordance with required Health Department regulations as part of the development of the site. Impact Analysis Statement Walgreens Dairy Corner Place 2 54N1 -3 ScRl9 Alto: az U RESIDENT ZONED: RP USE: RESIDENTS BURNS SE: RESIDEN 54 -A- BURNS, ZONED: RP USE: RESIDEN 4--A 1 :UR ZO ED: 'A SE: 'ESU Al_ 54- A -112J SPENCE ZONED: RA USE: RESIDE. All2C F£STMZ ANI, LR ZONED: 82 54 -A -112 SPENCE ONED: RESU EN TI A -3r IGHWAY D:PT NED: RP EXISTING TOPOGRAPHY WALGREENS DAIRY CORNER PLACE FIGURE 3 P M FREDERICK ZONE'. USE: VOCATIONAL Patton Harris Rust Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, S ate 200 Winchester, Virg'uxe22601 T 540.667.2139 F 540.665.0193 SCALE: 1 100 DATE: 7/1/08 SEWAGE CONVEYANCE AND WATER SUPPLY Access to public water and sewer is available via connection to existing lines adjacent to the site along the Valley Mill Road frontage. Assuming 25,000 square feet of commercial space, the site would generate 5,000 gallons per day of sewer flows with approximately equivalent water usage assuming a rate of 200 GPD /1,000 square feet. SOLID WASTE Assuming 25,000 square feet of commercial space, the site would generate 625 pounds of solid waste per day assuming a rate of 25 lbs /1,000 square feet. Solid waste would be transferred to the Frederick County Landfill for disposal. 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 located within the core battlefield area of the Third Battle of Winchester (Opequon), however the subject acreage is already identified as lost integrity due to development in proximity to the site. As such, the application will have no impact to the existing integrity of battlefield resources. IMPACT ON COMMUNITY FACILITIES The proposed commercial rezoning will have a positive impact on the Frederick County tax base. The positive fiscal impact is augmented by the fact that the proposed rezoning is replacing RP zoned property which could be used for residential development with no proffers to mitigate impacts. In recognition of services provided for Fire and Rescue and the Sheriff's Office, the Applicant has proffered a monetary contribution of $1,000 for Sheriff's office purposes and $1,000 for Fire and Rescue services. Impact Analysis Statement Walgreens Dairy Corner Place 3