HomeMy WebLinkAbout04-12 Impact Analysisa
for
Kesari Third Generation, LLC
S. K. Associates, Inc.
Parcel TM# 33- A -164B and 33 -A -163
Route 11 at Hopewell Road
Stonewall Magisterial District
Frederick County, Virginia
March 15, 2012
Prepared for: Mr. Laxmi Kesari
11499 White Oak Court
Herndon, Virginia 20170
Prepared by: PAINTER- LEWIS, P.L.C.
116 North Braddock Street
Winchester, VA 22601
Tel.: (540)662 -5792
email: office @painterlewis.com
Job Number: 1004012
IMPACT ANALYSIATATEMENT
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
IMPACT ANALYSIS STATEMENT
TABLE OF CONTENTS
section
page
i.
INTRODUCTION
2
A.
SITE SUITABILITY
3
DEVELOPMENT OVERVIEW
3
COORDINATION WITH FREDERICK COUNTY LONG RANGE PLANS
5
SITE ALTERATIONS
8
100 YEAR FLOOD PLAIN
10
STEEP SLOPES
10
MATURE WOODLANDS
10
WETLANDS
11
SOILS
12
B.
SURROUNDING PROPERTIES
12
C.
TRAFFIC
13
D.
SEWAGE CONVEYANCE AND TREATMENT
15
E.
WATER SUPPLY
16
F.
DRAINAGE
16
G.
SOLID WASTE DISPOSAL FACILITIES
16
H.
COMMUNITY FACILITIES
16
DEVELOPMENT IMPACT MODEL
16
EMERGENCY SERVICES
17
PARKS AND RECREATION
17
I.
HISTORIC SITES AND STRUCTURES
18
J.
CIVIL WAR BATTLEFIELDS
19
le
IMPACT ANALYSI STATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
i. INTRODUCTION
Kesari Third Generation, LLC (the applicant) proposes to rezone 5.0 acres of land
contained in a single parcel located on the west side of Route 11 near its intersection
with Hopewell Road in Frederick County, VA. Please refer to the drawing below. The
parcel (the site) is currently zoned RA (Rural Areas District) and is identified by Tax
Identification Number 33- A -164B. The applicant is requesting to rezone the property
from RA, Rural Areas District, to B2, Business General District. The intended purpose
of the rezoning is to enable the applicant to develop the site for commercial purposes
including enhancement of the operations of the Olde Stone Truck Stop that is currently
on Parcel TM #33 -A -163. Therefore, TM #33 -A -163 will be incorporated into this rezoning
application.
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IMPACT ANALYSI1TATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
The applicant is aware of the interest that Frederick County has regarding transportation
. issues in the immediate area of the parcel. Mr. Kesari owns the two parcels located at
the southwest corner of the intersection of Hopewell Road and Route 11. Consequently,
he is in a unique position to facilitate improvements that may be envisioned in the
county long range transportation plans. It is the intention of Mr. Kesari, to maintain a
viable commercial enterprise at this location which in turn will provide employment
opportunities for county residents and which can contribute to community service
organizations, while concurrently, developing the property to conform to long range
planning criteria. This rezoning application will show how the subject five acres can be
developed in conjunction with the existing Olde Stone Truck Stop to:
1) Rearrange the existing truck stop facilities to facilitate a future widening of Route
11;
2) Improve traffic circulation on Hopewell Road and Route 11;
3) Enhance the operations of the existing truck stop;
4) Preserve on -site environmental features;
5) Increase sales and property tax revenue to Frederick County;
6) Enhance employment opportunities in the Clearbrook area.
A. SITE SUITABILITY
(� DEVELOPMENT OVERVIEW
The interchange of Exit 321 of Interstate 81 is located about 800 feet west of the site.
Potential commercial traffic can exit 1 -81 and travel the short distance east on Hopewell
Road to access the Olde Stone Truck Stop through an existing entrance. The applicant
is planning to combine these two parcels in order to enhance access and circulation in
and around the Route 11 /Hopewell Road intersection. A rezoning from RA to B2 will
permit the site to be used to enhance the operations of the Olde Stone Truck Stop as
well as provide the opportunity to increase commercial activities in the Clearbrook area.
The description of B2 zoning in the Frederick County Zoning Ordinance states that
general business areas are located at major intersections, involve frequent and direct
access by the general public, and should have direct access to major thoroughfares.
There are currently no residential uses on the parcels fronting on this intersection.
Three of the parcels are currently zoned B2. A fourth parcel is Zoned RA, and is used
for religious purposes. The Frederick County Northeast Land Use Plan designates the
subject Parcel TM #33- A -164B as "Business ". The parcel is within the Sewer and Water
Service Area. The parcel lies across Route 11 from Clearbrook Park.
It is the intention of the property owner to execute a boundary line adjustment between
the subject parcel and the adjacent parcel which contains the Olde Stone Truck Stop.
Approximately half of the five acres of the subject parcel will be joined to the truck stop
parcel. This land will be used to improve the circulation and service capacity of the truck
C� stop. Improvements to the truck stop will generally include the installation of new fueling
positions, vehicle parking areas, and improved access to Route 11. Earth fill will be
3
IMPACT ANALYSISISTATEMENT 0
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
• added to the site in order to provide a suitable construction area for proposed
improvements. The land is quite flat and the overall elevation of the land is not
substantially higher than the normal water surface elevation of Clearbrook Run.
Generally, the site will be raised by importing fill material and graded as necessary to
provide opportunities to convey storm water runoff to water quantity and quality control
devices before it enters Clearbrook Run. Runoff from the fueling area will be conveyed
to an oil /water separator for quality treatment. Other water quality Best Management
Practices will be implemented as required by the Virginia Department of Environmental
Quality Storm Water permitting program.
Clearbrook Run is a spring -fed stream that crosses the parcel, flows beneath Route 11,
and flows into a pond in Clearbrook Park. Site construction will purposely limit
disturbance of existing wetlands areas and the area adjacent to Clearbrook Run. In
order to provide a suitably located point of access to and from Route 11, Clearbrook
Run will be crossed by travel aisles. Crossings will be accomplished by the installation
of bottomless culverts which will span the stream and create minimal disturbance of
Clearbrook Run. Disturbance of Clearbrook Run will be minimized to the extent
practicable by working with state and federal regulatory agencies. Permits will be
obtained for the installation of stream crossing structures from the Virginia Department
of Environmental Quality. Likewise, permits for the disturbance of wetlands will be
IP obtained as required by the Frederick County Zoning Ordinance. The ordinance allows
0
IMPACT ANALYSI�TATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
for the crossing of riparian buffers and the disturbance of wetlands for this type of
activity provided the appropriate state and federal permits are obtained.
No specific use is proposed for that portion of the parcel which remains after the
proposed boundary line adjustment is complete. This remaining portion will contain
approximately 2.5 acres. Access to the parcel will be from a point of access shared with
the adjacent parcel. This portion of the land is well suited to the development of
commercial buildings. The overall elevation here lies well above the normal water
surface elevation of Clearbrook Run. The land is not subject to periodic inundation.
Development of the site will include the installation of the storm water quantity and
quality control devices.
COORDINATION WITH FREDERICK COUNTY LONG RANGE PLANS
The North East Land Use Plan (NELUP) adopted on September 22, 2010 identifies the
site for future commercial uses. A zoning designation of B2 will be in conformance with
the NELUP. A portion of TM #33- A -164B will be joined with TM #33 -A -163 to improve the
operations of the Olde Stone Truck Stop. This proposal is critical to the future widening
of and other improvements to Route 11. By joining the two parcels and planning their
development together, certain changes can be made to the Truck Stop facilities which
will facilitate future improvements to Route 11.
The Frederick County Eastern Road Plan adopted on November 8, 2006, identifies
• Route 11 at the site as an "Improved Minor Arterial" Road. Route 11 is currently a three
lane rural road with two through lanes and a center turn lane contained within an 80'
right of way. The Eastern Road Plan identifies Hopewell Road as an "Minor Collector"
Road. Hopewell Road is currently a two lane, rural road contained within a 30'
prescriptive easement at the site. During the late summer of 2010, traffic signals were
installed at the intersection of Route 11, Hopewell Road, and Brucetown Road. There
are currently no engineering plans or time frames for the transformation of Route 11 and
Hopewell Road from rural roads to the planned urban sections called for in the Road
Plan.
Transportation improvements which require the expansion of the right of way width to
accommodate additional travel lanes will have to consider the impact on the existing
building which contains the Olde Stone Truck Stop retail facilities -which are located near
the current right of way boundary. Please see the following illustration. Dedication of
additional land from TM #33 -A -163 for right of way along Route 11 is not practical due to
the closeness of the building to the roadway. The Olde Stone Truck Stop currently has
six separate entrances defined by curb cuts located in the right of way of Route 11 and
the easement area of Hopewell Road. The owner understands that these entrances will
likely be eliminated or significantly reconfigured at the time that these roads are
widened and /or realigned. It is the intention of the owner to take steps to prepare for the
eventual road widening while maintaining current business operations. The owner will
relocate the gasoline fueling locations to a location on the site that will not conflict with
• any future widening plans for Route 11. Of the four entrances on Route 11, the owner
will close one and reduce the width of another. Of the two entrances on Hopewell Road,
5
IMPACT ANALYSOSTATEMENT •
Kesari Property Rezoning - TM# 33 -A -1646 and 33 -A -163
the owner will add signs to encourage one way traffic into the site from one entrance
and close the second entrance. In their comments, VDOT recommended closure of two
additional entrances, however, this would create maneuvering problems in front of the
retail building where the majority of customers typically park. The owner would prefer to
maintain the majority of the entrances which are critical to the retail operations of the
Olde Town Truck Stop. The proposed entrance alterations will eliminate some vehicle
conflicts and more clearly define access to the site.
Please refer to the GDP and proffer statement.
L
•
0
IMPACT ANALYSI,S�STATEMENT
0
Kesari Property Rezoning - TM# 33 ,A -164B and 33 -A -163
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1
IMPACT ANALYSISSTATEMENT
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
SITE ALTERAT IONS
It is the desire of the applicant to maintain and enhance the current operations of the
truck stop while making provisions for the eventual transformation of Route 11 to a
Minor Arterial Road. The applicant has identified seven conditions associated with the
property containing the Olde Stone Truck Stop which may impede future improvements
to Route 11 and to Hopewell Road.
1) The fueling area canopy is located within 12 feet of the Route 11 right of way
while the Zoning Ordinance requires a 20 foot setback;
2) The gasoline fueling positions are located within 20 feet of the right of way. This
condition severely restricts the vehicle maneuvering area between the pumps
and the right of way;
3) The diesel fueling positions are arranged such that trucks are directed to exit into
the Route 11 right of way at a location which may interfere with the functioning of
the intersection of Hopewell Road and Route 11;
4) The store is located within 25 feet of the right of way while the Zoning Ordinance
requires a 35 foot setback. Customer parking for the store is located between
the building and the right of way. The parking is within 5 feet of the right of way
while the Zoning Ordinance requires a 5 foot parking setback;
5) There are 2 closely spaced entrances into the site from Hopewell Road;
6) There are 4 closely spaced entrances into the site from Route 11.
7) The curb cuts and associated entrances to the store and fueling positions are
• located in the Route 11 right of way and the Hopewell Road prescriptive
easement.
These conditions will have an impact on any future plans that Frederick County may
have to add travel lanes to Route 11 and /or Hopewell Road. It is the intention of the
applicant to continue to enhance the current operations of the truck stop while
anticipating the future configuration of Route 11, Hopewell Road, and Brucetown Road.
To that end, each condition listed above is addressed with a solution and is described
below.
Condition (1):
The location of the right of way line is so close to the existing facilities that dedication of
additional land to VDOT for expansion of the right of way in front of the store is not
practical. The canopy will remain in its current location and the setback violation will be
"grandfathered" with respect to the Zoning Ordinance. However, the fueling positions
beneath the canopy and closest to Route 11 will be eliminated. See (2) below.
Condition (2):
These gasoline pumps will be removed and relocated an adequate distance from the
right of way. Please refer to the GDP and the Proffer Statement.
Condition (3):
Most truck traffic enters the truck stop from Hopewell Road, obtains fuel, and exits the
1. truck stop into the Route 11 right of way. Most if this exiting traffic crosses the south
E
IMPACT ANALYSPSTATEMENT 0
Kesari Property Rezoning - TM# 33 -A -1646 and 33 -A -163
bound lane of Route 11 and proceeds north and returns to 1 -81 via Hopewell Road.
Once Route 11 is transformed to a Minor Arterial Road, trucks would have a more
difficult time exiting at this location due to the addition of travel lanes in the south bound
direction. These pumps will be removed and relocated such that trucks entering from
Hopewell Road will obtain fuel and then proceed to a new exit located further south on
TM #33 -A -1646. This new exit will provide adequate on -site stacking area and more
control over truck traffic returning to 1 -81. Please refer to the GDP and the Proffer
Statement.
Condition (4):
The location of the right of way line is so close to the existing facilities that dedication of
additional land in front of the store to VDOT for expansion of the right of way is not
practical. The building will remain in its current location with the setback violation
"grandfathered" with respect to the Zoning Ordinance.
Access to the parking spaces in front of the store is functional as long as the existing
entrance curb openings are located within the Route 11 right of way. The applicant
assumes that these openings will be eliminated at the time of the transformation of
Route 11 to a Minor Arterial Road. At that time, new curb line will be constructed on or
close to the right of way line. The result will be the elimination of the parking spaces in
front of the store. The applicant will relocate the existing gasoline fueling positions in
such a way as to allow the construction of new parking along the south and west sides
of the building. Relocation of the parking in front of the building will not occur until the
•: ultimate location of Hopewell Road is determined and the final geometry of Route 11 is
designed.
Condition (5):
The plans for the configuration of entrances from Hopewell Road will not be finalized
until the ultimate location of Hopewell Road is determined. Under current plans, the
applicant will close one entrance completely. The other entrance will become restricted
to "IN ONLY ". Most of the truck traffic utilizing the Olde Stone Truck Stop enters from
Hopewell Road after exiting from 1 -81. Truck traffic will be directed through the site and
to Route 11 via the new entrance proposed to be constructed on TM #33 -A -1646.
Typically, a center raised median would be constructed opposite an "IN ONLY" entrance
in order to insure that the - entrance is not used as an exit. However, there is insufficient
width in the Hopewell Road prescriptive easement to permit the construction of such a
median. Please refer to the GDP and the Proffer Statement.
Condition (6):
Until plans are finalized for the transformation of Route 11 to a Minor Arterial Road, the
applicant will seek to preserve the Route 11 curb cuts /entrances to the site as
necessary to maintain the retail operations of the store. The applicant recognizes that
these entrances do not conform to driveway spacing standards as required in the
Zoning Ordinance. It is also recognized that these entrances do not meet certain access
standards and regulations contained in VDOT criteria. However, these entrances have
l• been in place many years and are critical to the financial success and operation of the
E
IMPACT ANALYSIPOSTATEMENT •
Kesari Property Rezoning - TM# 33 -A -16413 and 33 -A -163
Olde Stone Truck Stop. Until Route 11 is expanded, the applicant desires to have these
entrances remain functional. Customers appreciate the convenience of direct access to
the store from Route 11 and the parking that is directly in front of the store. A potential
customer will evaluate parking options while moving along Route 11. The appearance of
available parking encourages customers to use the store. The applicant understands
that if Route 11 is transformed to a Minor Arterial Road, most of these entrances will be
eliminated. The timing for the expansion of Route 11 is unknown as is the ultimate
width. In addition, the ultimate alignment of Hopewell Road is unknown. The resolution
of these "unknowns" will have a significant affect on access to the Olde Stone Truck
Stop. In the meantime, the applicant will close one entrance, reduce the width of a
second entrance and maintain parking in front of the building. Please refer to the GDP
and the Proffer Statement.
Condition (7):
The existing entrance curb openings along the eastern property boundary are located
within the Route 11 right of way and their current location provides adequate vehicle
maneuvering area in front of the gasoline fueling positions. These openings will be
maintained until such time as Route 11 is transformed to a Minor Arterial Road.
100 YEAR FLOOD PLAIN
FIRM Community Panel Number 51069C0150D shows the subject area to be outside of
. any flood hazard zone.
\ STEEP SLOPES
According to the soil survey information there are no steep slopes located on this site.
(•
MATURE WOODLANDS
There are sparse wooded areas located on this site.
10
IMPACT ANALYS110STATEMENT •
Kesari Property Rezoning - TM# 33 - A -164B and 33 -A -163
WETLANDS
Approximately 23,622 square feet of wetlands have been delineated on this site. On
October 29, 2010, the Northern Virginia Regulatory Section of the US Army Corps of
Engineers issued an approved jurisdictional determination for the wetlands areas. The
requisite permits will have to be obtained to allow disturbance of jurisdictional wetlands.
It is the intention of the owner to preserve the majority of the wetlands by the
establishment of a riparian buffer along the entire length of .Clearbrook Run and the
preservation of the existing pond.
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IMPACT ANALYSISTATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
SOILS
According to the Soil Survey of Frederick County, the site contains the following soil
types:
• Massanetta loam, 29: This soil is very deep, nearly level, and moderately well
drained. It is found on the flood plain of spring -fed streams flowing from limestone.
Surface runoff is slow (HSG =B) and the erosion hazard is slight. Permeability is
moderate.
• Oaklet silt loam, 32B, 2% to 7% slopes: This soil is very deep, gently sloping, and
well drained. Permeability is slow. Surface water runoff is medium. The erosion hazard
is moderate.
The soil survey identifies both of these soils as prime farmland. Several conditions are
attributable to this parcel which would mitigate its value as prime farmland:
• The parcel size of 5 acres is small for development as farmland;
• Approximately 1 acre of the parcel is permanently inundated by surface water;
• The parcel is bordered on three sides by urban development including a railroad,
a major collector road, and the Olde Stone Truck Stop.
These soils are typically not well- suited to the construction of large buildings due to the
typical high moisture content. The moisture content is generally attributable to the
position of the soils in the landscape, that is, the soils lie in a low area which is subject
to periodic inundation. Any construction on this site will require attention to drainage
details, particularly on the north side. The site will be regraded such that positive
drainage is achieved through and away from new facilities. Drainage will be directed
toward water quality enhancement devices prior to entering Clearbrook Run.
These soils typically have a depth exceeding 60 inches and consist mainly of silt loams
and clay loams. The erosion factor "K" is around 0.37. The "K" factor is an indication of
the erodibility of a soil based on its texture. Coarse textured or sandy soils have lower K
factors because they are permeable and thus produce less runoff. Fine textured soils
like clays and silts have higher K factors because they produce more runoff. A value of
0.37 indicates a fairly high erodibility. High erodibility soils have a K factor of >0.40. It is
noted that there is a fairly thick layer of silt in the stream channel of Clearbrook Run at
the site. This indicates that the soils the contributing watershed may be erodable.
B. SURROUNDING PROPERTIES
The parcel to be rezoned is bordered to the north by Parcel TM #33 -A -163 which is the
site of the Olde Stone Truck Stop. The parcel to the west is the right of way of the
Winchester & Western Railroad. On the west side of the railroad right of way there are
• properties in the B2 or B3 zone. These properties are used for commercial purposes.
1, The parcel to the south is zoned RA and is vacant. Along the eastern boundary is the
12
IMPACT ANALYSISTATEMENT •
Kesari Property Rezoning - TM# 33 -A -1648 and 33 -A -163
Route 11 right of way. The parcels directly across Route 11 are zoned RA and B2 and
include Clearbrook Park and the site of the former Clearbrook Woolen Mill. The
following table lists all adjacent owners and parcel numbers. Please refer to page 2 for a
map of the properties.
Tax Map No.
Owner /Address
Ex. Zoning
Ex. Use
33- A -164E
K. D. & J. F. Richardson /3333 Martinsburg
Pike
RA
Vacant
33- A -162B
Frederick Count /3418 Martinsburg Pike
RA
33 -A -162
L. & R. Kesari /3416 Martinsbur Pike
B2
33A -163
S. K. Associates, Inc.
B2
33 -A -158
Clearbrook Presbyterian Church /1142
Brucetown Road
RA
pRecreation
33- A -115A
William Orndoff, LLC/3441 Martinsbur Pike
B2
33- A -115B
Potomac Edison /1091 Ho ewell Road
RA
33- A -164F
Clearbrook Real Estate, LLC /125 Hopewell
Lane
8283
33- A -164G
Fish Properties, LLC /117 Hopewell Lane
B3
Commercial
33- A -164H
C. D. & D. S. Lucci /117 Hopewell Lane
63
Commercial
33 -A -1641
Mobile Shelters, Inc. /PO Box 1001,
Dumfries, VA 22026
B3
Commercial
IMPACTS TO CLEARBROOK PARK
The distance between the subject parcel and the park is at least 90 feet, or the width of
the Route 11 right of way. The park contains mature vegetation along Route 11 that
provides screening. Section 165 -202 of the county zoning ordinance requires perimeter
• landscaping consisting of shade trees and headlight screening. This requirement will
apply to this project. Additional shade tree planting is proposed along the Route 11 right
of way to soften the visual impact of the truck fueling area. Please refer to the Proffer
Statement. The riparian buffer regulations contained in Section 165 -201 require
preservation of the stream buffer. This regulation will result in about 70 feet of green
space in the parcel which will further soften the visual impacts of the project.
Section 165 -201 provides protection from light glare to the park by setting standards for
light fixtures and performance. Site lighting will be constructed such that off site glare
does not occur.
rAfti3n1921DN
The subject property is located on Route 11 approximately 300 feet south of the
intersection of Route 11 and Hopewell Road. According to the Frederick County Eastern
Road Plan, Hopewell Road is designated as an "Improved Major Collector Road"
consisting of a four lane, divided, urban section. Currently, Hopewell Road is a two lane
rural section contained within a 30 foot prescriptive easement. Route 11 is considered a
`Minor Arterial Road ". Route 11 is designated as an "Improved Minor Arterial Road"
consisting of a six lane, divided, urban section. At the location of the site, Route 11 is
(� currently a three lane rural section including a center turn lane contained within an 80
right of way.
13
IMPACT ANALYSIATATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
• A Traffic Impact Analysis has been prepared for the rezoning application by Stowe
Engineering, PLC. The TIA will be based on specific, projected uses on Parcel TM #33-
A-164B and Parcel TM #33 -A -163. A portion of the parcel to be rezoned, Parcel TM #33-
A-164B, will be combined with the parcel that contains the Olde Stone Truck Stop. Trips
generated by the Truck Stop will be based on real trip counts and the application of
those counts to the number of fueling stations proposed under the rezoning proffers.
Typically, trip values would be estimated using ITE Trip Generation numbers for
"Gasoline Service Stations ". However, since the Olde Stone Truck Stop has been in
operation for a number of years, it is appropriate to generate and use actual field trip
counts.
(0
Proffers will limit the amount of development that can occur on that portion of Parcel
TM #33- A -164B which will not be combined with Parcel TM #33 -A -163. Review agencies
typically request that in the absence of specific, proffered uses on a parcel to be
rezoned, the applicant use trips generated from the most intensive use possible under
the proposed zoning category. The trips are estimated using values contained in the ITE
Trip Generation Manual. These values are sometimes very conservative and present a
worst case scenario for the generation of high trip counts. The applicant is willing to limit
the development on the site even though specific uses for the site have not been
determined. Market forces will determine the types of commercial uses that are
developed on the site. Nevertheless, a development scenario which includes potential
uses that generate high trip counts will be modeled in the TIA. By identifying the most
intensive uses allowable under the B2 zoning category, and limiting the amount of
allowable building area, a conservative, high number of projected trips will be
determined and will be modeled in the TIA. All other uses allowed under the proposed
zoning category which may be developed on the parcel will actually generate fewer
trips, and therefore, will not invalidate the results of the TIA.
The TIA will assume that the portion of TM #33- A -164B not joined to the Olde Stone
Truck Stop will contain a maximum, indoor, commercial floor area of 40,000 square feet.
The ITE Trip Generation Manual identifies Specialty Retail and Fast Food Restaurant as
the most intensive uses allowed in the B2 zoning category. The applicant will limit the
commercial area to the construction of 35,500 square feet of "Specialty Retail ", and
4,500 square feet of "Fast Food Restaurant". These values were selected after
considering a couple of possible development scenarios for the commercial area. The
table below illustrates the difference in trip values which would result in slightly different
divisions in the commercial area between retail and fast food as determined by the ITE
manual.
14
IMPACT ANALYSIPOSTATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
• Trip Generation Summary
for
Kesari Properties, Martinsburg Pike
Frederick County, VA
Land Use
ITE Code
Amount
Avg. Daily
Trips
AM Peak Hour
AM Peak Hour
Out
Total
PM Peak Hour
PM Peak Hour
Out
Total
Specialty Retail (35,500 sq Fl)
Avg. Daily
35.5
1.556
117
126
243
100
Land Use ITE Code
Amount
Trips
In
Out
Total
In
Out
Total
Specialty Retail (32,000 sq ft) 814
32
1,407
105
114
219
90
71
161
Fast Food Resturant vvl drive thru (8,030 sq ft) 934
8
3,969
224
215
438
194
179
373
Total New Trips
5,376
329
329
657
284
250
534
Land Use
ITE Code
Amount
Avg. Daily
Trips
In
AM Peak Hour
Out
Total
In
PM Peak Hour
Out
Total
Specialty Retail (35,500 sq Fl)
814
35.5
1.556
117
126
243
100
78
178
Fast Food Resturant w/ drive thru (4,5)0 sq it)
934
4.5
2,233
126
121
247
109
101
210
Total New Trips
3,789
242
247
489
209
179
388
The TIA will incorporate the values in the bottom portion of the table above. Please refer
to Section 9 of the application for additional information on the TIA.
According to figures from the Virginia Department of Transportation, the Average
Annual Daily Traffic on Route 11, Martinsburg Pike, in 2009 in the vicinity of the site was
6,900 vehicles /day. Hopewell Road, Route 672, had an AADT of 4,100 vehicles /day in
2009.
D. SEWAGE CONVEYANCE AND TREATMENT
The site is inside the limits of the Frederick County Sewer and Water Service Area. The
development would be serviced by the county sewer system. Any existing drain fields
on the property will be located and appropriately abandoned at the time of development.
The Olde Stone Truck Stop is connected to the sewage force main located in the
railroad right of way. Otherwise, there is no direct access to sewerage facilities. A force
main is located both on the east side of Route 11 and the west side of the railroad right
of way. Development of the southern portion of Parcel TM #33- A -164B will require
crossing one of these rights of way to make a connection. Additional sewage demand is
estimated according to the following:
80 seat fast food restaurant (4,500 sf) @ 50 gallons per seat = 4,000 gpd
35,500 sf shopping @ 200 gallons per 1000 sf = 7,100 gpd
24% increase in current demand for the Olde Stone Truck Stop = 2,000 gallons x 24% _
480 gpd
(� The total additional sewage demand is estimated to be 11,580 gpd.
15
(0
IMPACT ANALYSWTATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
E. WATER SUPPLY
The site is inside the limits of the Frederick County Sewer and Water Service Area. The
development would be serviced by the county water system. Any existing wells on the
property will be located and appropriately abandoned at the time of development. The
Olde Stone Truck Stop is connected to the water main located in the Route 11 right of
way. The water main is located on the east side of the Route 11 right of way. New
access to this main will involve crossing the right of way. Additional water demand is
estimated to equal the sewage demand: 11,580 gpd.
F. DRAINAGE
According to Frederick County topographic mapping and the Frederick County Soil
Survey this site has gentle slopes ranging from 1 percent to 3 percent. Storm water
runoff flows toward the Route 11 right of way from west to east and passes under Route
11 in a culvert. With the development of this site a storm water management system
would be implemented to control any added flow created by the increased impervious
areas.
G. SOLID WASTE DISPOSAL FACILITIES
The nearest citizens' trash facility is located at the landfill at 171 Community Drive in
Clearbrook approximately one half mile south and east of the site. In general, the
collection of solid waste from the proposed commercial development will be
accomplished by a private hauler. It is estimated that the development will generate
approximately 100 pounds of solid waste per acre per day that will be transported to the
landfill. Tipping fees are currently $45 per ton for commercial haulers. No additional
solid waste disposal facilities will be required for the proposed development. It is
estimated that $2,280 in tipping fees will be paid to dispose of 50 tons of solid waste
annually.
H. COMMUNITY - FACILITIES
DEVELOPMENT IMPACT MODEL
The Frederick County Development Impact Model (D.I.M.) is utilized primarily for
residential rezoning requests. It is anticipated that the capital facilities impacts of
commercial and industrial rezoning requests are ultimately fiscally positive to the County
by policy. Accordingly, the D.I.M. does not apply a fiscal impact to commercial
rezoning.
16
0
10
IMPACT ANALYSfkTATEMENT •
Kesari Property Rezoning - TM# 33-A-1 64B and 33 -A -163
EMERGENCY SERVICES
Police protection is provided by the Frederick County Sheriffs Department. The nearest
fire and rescue facility is the Clearbrook Volunteer Fire and Rescue Company located at
1256 Brucetown Road in Clearbrook. The Frederick County Northeast Land Use Plan
identifies an area for the potential relocation of the Clearbrook Fire and Rescue facility
in the vicinity of this site. After submission of this application to the Frederick County
Fire Marshal and the Clearbrook Fire and Rescue Company no indication of interest
was expressed in location a facility on the subject parcel.
No additional fire and rescue facilities will be required for the area proposed to be
rezoned. The Frederick County Capital Facilities Impact Model calculates that there will
not be any projected capital cost for emergency service facilities attributable to this
development. The owner recognizes the importance of emergency services, and
proposes to proffer a monetary contribution to the local emergency responder. See the
attached Proffer Statement.
PARKS AND RECREATION
There are typically no impacts on Parks and Recreation facilities associated with
rezoning to a commercial use.
IVA
0
(0
IMPACT ANALYASTATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
I. HISTORIC SITES AND STRUCTURES
This site contains one "potentially significant" historic structure as listed in The Rural
Landmarks Survey Report of Frederick County. This is #34 -936, Dick, O.L. House. This
structure is not listed in the Virginia Department of Historic Resources database for
National and State Historic Registers. After an inspection and evaluation of the house
with a member of the HRAB, it is my understanding that the structure is not worthy of
preservation for the National Historic Register due to the extensive renovations which
have occurred over time to the house. In particular, the original windows have been
replaced with modern windows. There are several "potentially significant sites" that lie
within a mile of the site. The Rural Landmarks Survey Report lists several other
structures within approximately one mile of the site as shown below. There are no
immediate plans for using, maintaining, or demolishing the structure. The structure is
currently serving as a private residence. The property owner reserves the right to utilize
the structure or demolish the structure to facilitate future plans for the site.
y
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V-.a
0jQ SITE 33
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t U 3 �� 4 RRUCER)WN ROAD. Y o
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IANDNARK PROTY HEY �^ 1 1
6 HOPEW FRIENpS IAEETING HOUSE
113 KENILWORTH _
116 HOUSE -' '�
WAV `
136 WAVERLY
706 ONN OOK PRES6YtERLAN CHURCH
CONFL
709 HOUSE
ROSE
717 ROSE LAWN
718 MARS TV SALES
725 CEMETARY AT FREY'S QUARRY
SWAR
726 LUPTON —HOD _
926 LUTON. HUGH HOUSE
920 LUTON, HUGH HOUSE
930 JOLUFFE. EDWARD HOUSE
931 DOORE -D 0R. HOUSE KESARI PROPERTIES
932 WOORE —DICK PROPERFf
933 GATHER SHOPPING CENTER FREDERICK COUNTY, VIRGINIA
934 GTHER APPLE PACKING SHED sun /x/Il ov�xN er; p —L
935 DICK. LOOK FEED k SUPPLY pore a /n /n .qfi /1oowlx uxsm
936 DICK, L0. HOUSE
937 STONEWALL SCHOOL 2000 O 2000 PAINTER— LEWIS, P.L.C.
1056GLERE, THE WINCHESTER, VIRGINIA
1057 FISHEL, DAVID HOUSE
t 058 HOUSE ON RT. 665 Scale in F.k RURAL LANDMARKS SURVEY
1059 GRANT, E.W. HOUSE
IH
0
IMPACT ANALYSIROSTATEMENT •
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
J. CIVIL WAR BATTLEFIELDS
A copy of the Civil War Battlefields and Sites map has been included below. The
subject parcel does not lie within any defined Civil War Battlefield sites.
1'c:lI Civil Wsr liauleficlds
1 1963 Vil'sl Wh,dl, lcr
3 ISG2 Pill Kenislown Civil J 1863 Sephnnons Depot
4 IAGi Second Winccem War
5 1.364 Third Winchrslcr
6 I ^&1 Curia, Clochutcr
7 1364 Cedar inch Battlefields
fi ISG4 'I "hill lVinchesler
g 186-1 Sccvnd Ke... 'u And
sires (hol•lifiealinns) :
I Sy (1 I Irking Mill ¢�s
[ildlcp• A ((,, s
II IRGd Winler Linc -';� (/�s Derlr.ed by el;e lYPS
1' Canieshrnoke Redoubt
IS - illand;lu Works Ialry
.at,
Scudvl
IS 1911, C'nrps lln'euchmems
15 Slat Purl .
16 Porl Collier
17 jig -Lag'1 renches -
CVO W,, S,tee _ -
6f-
3
I 1
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oosr z a s u
1 I1 1 1� itWes
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19
C�
C9
IMPACT ANALYSATATEMENT 0
Kesari Property Rezoning - TM# 33- A -164B and 33 -A -163
The parcel is located to the north of Stephenson Depot, which generally marks the
northern terminus of heavy military engagements.
Located on Route 11, the Valley Pike, and near Brucetown Road, the site undoubtedly
was passed by troops involved in the Third Battle of Winchester. " Opequon" or Third
Battle of Winchester took place in September of 1864 and is considered the largest and
most desperately contested battle of the Civil War in the Shenandoah Valley. The battle
pitted the Union General Philip Sheridan against the Confederate General Jubal Early.
Most of the fighting occurred to the east of Winchester between the Berryville Pike and
Old Charles Town Road. There were Union forces deployed to the north of Winchester
to move against the Confederate forces that were deployed along the Valley Pike and at
Fort Collier. The Union forces crossed the Opequon Creek from the east at three
locations, Darksville (Gen. William Averell division), Lockes Ford (Gen. George Custer
brigade), and Seivers Ford (Col. Charles Lowell brigade). Averell's brigade chased
confederates past the site along the Valley Pike.
RVE RE LL /
V /LA ME R
11:110
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r `I� GP �65I' y ./ " »rte. /•ice, i _.
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cnn s,°r WINCHESTER E
wn al
`1 x -tl Seplernber t9, 1864 �\
,. / Cavalry Action "� �
� Fort Colller)Star Port
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20