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Home My WebLink About07-09 Impact Analysis• BURNS PROPERTY IMPACT ANALYSIS STATEMENT September 2009 The Bums Property (the "Property") is ideally located for commercial uses. The Property, identified by Frederick County records as Tax Map Parcels 54- A -112Q, 54 -A 112D, and 54A -112P consists of approximately 1.3 acres located at the northwest corner of the intersection of Valley NO Road and Martin Drive (See Figure 1). The subject site is currently zoned RP (Residential Performance) and currently used for three single family detached homes. This application seeks to rezone the Property to the B2 (General Business) District. An asbestos inspection may be required for the existing homes priorjto issuance of a demolition permits. 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 and vacant property on RP zoning as well as the 220 Seafood Restaurant site which is 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 Martin Drive, as such no) entrances on Valley Mill Road will be constructed as part of the development of this Property. A traffic impact analysis (TIA) entitled "A Traffic Impact Analysis of Burns — Valley Mill Road," 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 3,500 square foot fast food restaurant as a "worst case" traffic generation scenario. 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 thni lane on Route 7 (proffered by adjoining property) • Additional northbound left turn lane on Valley Mill Road • Additional southbound left turn lane on the NB I -81 off ramp. • bnpaet Analysis Statement — Burns Property 1 0 E Patton Harris Rust & Associates,pc Engineers. Surveyors. Planners. Landscape Architects. N Winche Vi lh ® S 2 Suke 200 +Wlnchee Vi� 7N>01 T 540.6612139 F 540.6650493 EXISTING CONDITIONS BURNS PROPERTY FIGURE 1 SCALE: 1" = 1001 1 DATE: 7/1/D8 k, _ y 4 blap Features " + L'n.mty Nnurdary x * « ." ° c S I m Rtap yn.irdart Cult r 11kni1a Gr dero WINCHESTER ` ` 0 e' b' 4x:nra, wi rgmn Nati-nal frxrx * GATEWAY C Himbta Jr An OmchPnrnt AM $', Roads(Trancportalian F1 i-rurf -1 wwavv Nar'wc Pri.aLa Rva9a llm amrr ( i.ala RraJx � RaimarL Rune 37 ��' P AREA T {, jl Gilil:srrowus tePM1ans GtlV f 7.Sr ,, unlrr IL .,... Aryrlrultural DlsitfMS = '.n AAA r)[1 r4l 4A'nrJ: r:1' nen ! '. B1 (flusters, N= id Cish iali y + rL R7 (RUahAw twnw At D a r rt: VI iir-" _ J M (Dusr)r:ru., Irxllralrial - ranrit an Cistrirl) EA1 rExhaeiietr Viand ru.m ins Darlri4tl w" n I IC 'I liphcr Cdimminn Dii _ to t " rr td 3mb,nh ki _kilo. Dnfh ti) T' td= It vi xmfill. Genrraf Delr e•; JAHI (AJottile I-ouw Cuu wu'ti.c Dish iti RS IReeldol sl, 4ec18e.:0ral :Omnxlnlly 71o1r1;1? — RA (Rt. r.. I!.r...r.. D sir ciJ Rill :Ree le1';631 Nr1011IN" D11,1110, r Patton Harris Rust & Associates,pe ZONING MAP FIGURE 2 Engineers. Surveyors. Planners. Landscape Architects. 10 P� W i East Pkcsdlly Stree; Suke 266 Wlochest 7.2139 lnle22661 BURNS PROPERTY T s46.ssrsl3s F 546.665.6493 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 prohibit direct access to Valley NO Road and to widen Valley Mill Road in order to provide a left win lane at Valley Mill's intersection with Dowell J Circle. Additionally, the Applicant has proffered to improve existing Martin Drive from the intersection with Valley NO Road to the project entrance which has been located as far from Valley Mill Road as possible to ensure there are no conflicts resulting from traffic entering and exiting the site. The Applicant has also proffered to provide an inter - parcel connection to properties located west of the site. This connection aligns with the inter- parcel connection that was proffered as part of the adjoining Walgreens -Dairy Corner Place site which was recently rezoned for commercial uses. To facilitate a better pedestrian nemork in the vicinity of the site, the Applicant has proffered to constrict an off -site sidewalk across the full frontage of the Dowell J. Howard Center property located across Valley Mill Road from the Property. This sidewalk would connect with the existing sidewalk located on the south side of Valley Mill Road. This improvement is shown on the Generalized Development Plan. ENVIRONMENT • 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 670 feet. There is an existing drainage Swale that tuns north to south on the Western edge of the Property. 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 engineenng 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 N 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. Existing drainage from the site flows from south to north, ultimately to a drainage Swale located on the adjoining property to the west /northwest. Any stormwater management facilities will be designed to meet or exceed the state regulations. Per stormwater management regulations, post development flows s ;ill not exceed pre - development levels. As such, development of the site will not negatively impact nearby drainage facilities or ® adjoining properties. Impact Analysis Slatement — Burns Property 7 • • • • 11 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. An 8 inch sewer line is available at the site and along Martin Drive. Assuming 12,000 square feet of commercial space (proffered maximum), the site would generate 2,400 gallons per day of sewer flows with approximately equivalent water usage assuming a rate of 200 GPD /1,000 square feet. SOLID WASTE Assuming 12,000 square feet of commercial space, the site would generate 300 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. I 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 Frederi base. The positive fiscal impact is augmented by the fact that the proposed re replacing RP zoned property currently used for single family houses with corr. In recognition of services provided for Fire and Rescue and Sheriff's Office p Applicant has proffered a monetary contribution of $1,000 for Sheriff's office $1,000 for Fire and Rescue services. County tax rnn£ is rctal uses. )oses,the Tposes and Impact Analysis Statement — Burns Property