HomeMy WebLinkAbout01-12 Impact Analysis•
Impact Statement
For consideration of Rezoning the lands for the
Snowden Bridge Station
Stonewall Magisterial District
Frederick County, Virginia
January 9, 2012
Tax Map Numbers
43- (A)- 143,43 -(A)- 144,43 -(A) -145,
43 -(A) -146, 43 -(A) -147
Total Area: 12.692 acres
Owners of Record:
K & J Investments, LC and
North Stephenson, Inc.
1800 Martinsburg Pike
Winchester, VA 22603
(540) 667 -4919 ofc
Contact:
Gary R. Oates, LS -B, PE
GreyWolfe, Inc.
1073 Redbud Road
Winchester, VA 22603
(540) 667 -2001 ofc
(540) 545 -4001 fax
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Snowden Bridge Station
Rezoning
Introduction
The site is located between Route 11 north (Martinsburg Pike) and the CSX
Railroad and just north of Interstate 81 exit 317 in Frederick County, VA. The site has
been used for residential and agricultural purposes in the past. The applicants are seeking
a change in zoning from RA & RP to M -1 to create an industrial park consistent with the
Northeast Land Use Plan contained within the Frederick County Comprehensive Plan.
Existing Conditions
The properties are houses and cropland. There are large overhead power
transmission lines which criss -cross the property. The stonnwater drains generally to the
northeast towards the railroad.
Comprehensive Planning
The site is intended to be zoned industrial per the comprehensive plan. There is
public water and sewer available via adjoining properties owned by the applicants.
Appropriate easements will be delineated on the Master Development Plan to insure
access to these utilities. The benefit to Frederick County by approving this rezoning will
be a positive economic impact from industrial businesses through taxes, as well as
employment opportunities for its citizens.
Proposed Development
The site will be graded, landscaped, and commercial entrances installed that will
meet current VDOT specifications. There will not be any entrances built onto Snowden
Bridge Blvd. All traffic will access the connecting road as shown on the Generalized
Development Plan and enter Snowden Bridge via that one connection. The development
is envisioned to contain warehouse, trucking, and offices.
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Physical Impacts
The site is not located within or near any 100 year flood plains per FEMA Flood
Map No. 51069CO209D and 51069CO210D. Furthermore, there are not any woodlands or
noteworthy landscaping on site to preserve.
Surrounding Properties
The site is bounded by the proposed Ezra Lane to the west and Weber's Nursery
to the north. Snowden Bridge Blvd bounds the south and CSX Railroad and Graystone
tndustrial Park bounds the east. All parcels are intended to become commercial or
industrial as indicated by the Comprehensive Plan.
Traffic Impact and Analysis
Report by Stowe Engineering is available upon request if not already provided.
Sewer Conveyance and Treatment
The FCSA has a 6" sewer force main along Route 661. This industrial
development is expected to generate 500 gallons /day /acre for a total of 4,550 gpd. The
applicant will build a 6" force main to the property and end it at the neighbor's property
to the north. This force main will be dedicated to the FCSA. A sewer pump station will
be and dedicated to the FCSA if the needed by a large number of users. Otherwise, if
there are only a limited number of users, they will each install an individual grinder pump
to be maintained privately.
Water Supply
The FCSA has a 12" water main along Route 11. This development is expected to
generate 1000 gallons /day /acre for a total of 9,100 gpd.
Drainage
The stormwater runoff drains to the railroad to the east. The applicant will be
required to implement BMP's and other devices to meet the Commonwealth of Virginia's
requirements as required by DCR.
Solid Waste Disposal
The Civil Engineering Reference Manual, 4 °i edition, uses a rate of 5.4 cubic
yards per 1000 square feet of floor area. A 210,000 sf development will yield 1,215
cubic yards per year. The solid waste will be transferred to the Frederick County Landfill
Facility by private licensed commercial carriers.
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Historical Impact
"There are no historically significant structures or features present.
Educational Impact
This development will not create additional students for the schools.
Police, Fire, and Rescue Impact
The development will increase the burden on fire and rescue. The applicant is
offering a proffer of $0.10 per constructed building square foot to the County for fire and
rescue services.
Parks & Recreation Impact
This development is not expected to increase population; therefore, no measurable
impacts are predicted.
Soils
The soil types identified on the General Soil Map of the Soil Survey of Frederick
County, Virginia are Carbo - Oaklet silt loam (6C) and an Oaklet silt loam ( 43213). These
soil types are considered prime farmland. The characteristics of this soil are manageable
for development following the Virginia Erosion and Sediment Control practices.
Geologv
This area is also known for karst topography and special attention should be paid
for potential sinkholes. Soil borings and review by a geotechnical engineer is advised.
VICINITY MAP
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