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Home My WebLink About04-09 Impact AnalysisSURROUNDING PROPERTIES WAMPLER COMMERCIAL IMPACT ANALYSIS STATEMENT July 2009 The Wampler Route 11 Property (the "Property is ideally located for commercial uses. The Property, identified by Frederick County records as Tax Map Parcel 44B -1 -12D consists of approximately 2.16 acres located along the west side of Route 11 approximately 1,000 feet South of the intersection of Route 11 and Stephenson Road and 2,000 feet north of the intersection of Route 11 and Old Charles Town Road (See Figure 1). The subject site is currently zoned RA (Rural Areas) and was previously used for mobile home pad sites and also contains one single family residence currently. This application seeks to rezone the Property to the B2 (General Business) District. The intent of the Applicant is to develop the site for self service storage uses under the B2 zoning district, however more intensive commercial uses could potentially develop in the future. The site is outside of the designated boundary for the Urban Development Area (UDA) but is located wholly within Sewer and Water Service Area (SWSA) of Frederick County. As depicted by Figure 1, the properties located north, west, and south of the subject acreage are in residential use zoned RA (Rural Areas). To the East of the Property, across Route 11, is the existing Wampler Mobile Homes site which is split zoned MI-11 (Mobile Home Community) with B2 (General Business) zoning along its Route 11 frontage. This adjacent property is also owned by the Applicant. B3 (Industrial Transition District) zoning is also located approximately 100 feet Southwest of the subject site on the Easy Living Associates site that was rezoned for B2 /B3 uses in 2007 (See Figure 2 Zoning Context Map). Required zoning district buffers will ensure that impacts to adjacent residential properties are minimized. LAND USE The subject acreage is located within the study boundary of the Northeast Land Use Plan which recommends commercial land uses along the Route 11 corridor. The plan further identifies existing residential uses south of the property as Development Sensitive Areas. The Applicant will be required to provide zoning district buffers against adjacent residential uses to minimize the impacts of the proposed rezoning Additionally, the proffer package includes a distance buffer for the Route 11 corridor enhanced with various plantings and a split rail fence to minimize viewshed impacts and to also accommodate a 10' hiker /biker trail. Additionally, the Applicant has provided for a design materials palette and also placed limitations on site lighting to ensure there are no impacts to adjacent property owners. ACCESS AND TRANSPORTATION The property would be served by a single access point to Route 11. A traffic impact analysis (TIA) entitled "A Traffic Impact Analysis of Wampler Property," was prepared for this application using composite data collected from other studies in the area as well as actual traffic counts. The TIA analyzes two different development scenarios. Scenario 1 is a "worst case" traffic generation scenario which assumes the site development with a 12 pump Impact Analysis Statement Wampler Commercial 1 Patton Harris Rust Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 FIGURE 1 WAMPLER ROUTE 11 NORTH LOCATION MAP SCALE: 1 500' DATE: 10/1/07 Patton Harris Rust Associates,pc Engineers. Surveyors. Planners. Landscape Architects. 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 FIGURE 2 WAMPLER PROPERTY ZONING CONTEXT Not to Scale DATE: 10/1/07 gas station/convenience store. This scenario would generate 6,511 Average Daily Trips (ADT). This traffic generation volume represents a very conservative approach as applying a 40% pass by reduction would reduce the traffic generation for Scenario 1 to approximately 3900 ADT. Scenario 2 assumes the development of the site for self storage uses which would only generate 89 ADT as the use is significantly less intensive. 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 11 /Hopewell Rd /Brucetown Rd Intersection: Signalization, EB 1 left 1 right, WB 1 left, SB 1 right 2. Route 11 /Stephenson Rd Intersection: o Signalization 3. Route 11 /O1d Charlestown Rd: Signalization, NB 1 thm The TIA indicates that the development of the site as a self storage service facility would not degrade the Level of Service (LOS) at any of the subject intersections beyond the LOS resulting from background traffic alone. Scenario 1, which assumes development of a gasoline service station, indicates that the project would degrade three movements in the study area intersections as follows: Stephenson Road and Route 11 Southbound left turn (E to F), Westbound right and left (C to D), and Route 11 and Old Charlestown Road Southbound left tum (E to F). Development of the site under either scenario could be accommodated using the same improvements identified for background traffic. To mitigate transportation impacts, the Applicant has proposed a monetary proffer in the amount of $75,000.00 for development of the property that generates up to 2,000 ADT. For any use with a traffic generation that would exceed 2,000 ADT, the monetary contribution increases to $100,000.00. ENVIRONMENT The Property does not contain any areas of wetlands, stream channels, or steep slopes. The site has a low elevation of approximately 628 feet and a high elevation of approximately 638 feet. 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- Oaldet and Oaldet- Carbo Chilhowe soil associations. The predominant soil types on the site are Frederick Poplimento loams, 2 to 7 percent slopes (map symbol 14B) and Swimley silt loam, 2 to 7 percent slopes (map symbol 39B) as shown on map sheet number 24 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. Any wells or septic systems associated with previous use of the property will be abandoned in accordance with required Health Department regulations as part of the development of the site. Impact Analysis Statement Wampler Commercial 2 SOLID WASTE 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- 0110B, 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. 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. SEWAGE CONVEYANCE AND WATER SUPPLY Development of the site as a self storage facility would not necessitate connection for public sewer. Should the site develop as a more intensive B2 use that requires connection to public sewer, then a connection to the sewer line that runs along the railroad to the west will be needed. Access to public water is available via connection to the existing 10" water main along Route 11. Should the site develop for a more intensive commercial use at a 0.25 Floor Area Ratio (FAR) then the projected 23,500 square feet of commercial space would generate 4,700 gallons per day of sewer flows with approximately equivalent water usage assuming a rate of 200 GPD /1,000 square feet. Use of the site as a self service storage facility would generate minimal solid waste. If the site were to develop as a more intensive commercial use then the projected 23,500 square feet of commercial space would generate 587.5 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 Figure 3 identifies historic structures located within the vicinity of the site as identified by the Frederick County Rural Landmarks Survey. The nearest structure is identified as Kenilworth 34 113) is located approximately'/ mile North of the subject site. As the subject acreage is not visible from this structure, there will be minimal impacts associated with the rezoning. 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 Second Winchester Stephenson Depot, 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— Wampler Commercial 3 P 117 East Piccadilly Street, Suite 200 Winchester, Virginia 22601 T 540.667.2139 F 540.665.0493 HISTORIC STRUCTURES LOCATION MAP SCALE: 'I" 500' DATE: 10/1/07 Patton Harris Rust Associates,pc Engineers. Surveyors. Planners. Landscape Architects. FIGURE 3 IMPACT ON COMMUNITY FACILITIES The proposed commercial rezoning will have a positive impact on the Frederick County tax base. In recognition of services provided for Fire and Rescue and Sheriff's Office purposes, the Applicant has proffered a monetary contribution of $1,000 for Sheriff's office purposes and $1,000 to the Clearbrook Fire and Rescue Service. Impact Analysis Statement Wampler Commercial 4