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HomeMy WebLinkAbout09-04 Impact AnalysisFile #3865/EAW Impact Analysis Statement Greenway Engineering January 27, 2004 lid Massey Store Rezoning OLD MASSEY STORE REZONING INTRODUCTION This report has been prepared for the purpose of assessing the impact on Fredrick County by the proffered rezoning of a parcel owned by David and Linda Hicks totaling 0.85 acres. The subject parcel is located on the northwestern quadrant of the North Frederick Pike (Route 522), Burnt Church Road (Route 678) intersection in the Albin Rural Community Center. The current zoning is RA, Rural Areas District. The Hicks' propose to rezone the 0.85 -acre parcel to B2, Business General District for the purpose of developing an office building. Please see the attached Hicks Property Location Map. Basic information Location: Magisterial District: Property ID Numbers: Current Zoning: Current Use: Proposed Use: Proposed Zoning: Total rezoning area: COMPREHENSIVE PLAN The proposed site is being developed in conformance with the policies guiding Rural Community Centers. Page 6 -45 of the Comprehensive Policy Plan recognizes the Albin Rural Community Center as one of the Rural Community Centers recommended for additional commercial development. Several commercially zoned parcels exist in the Albin Rural Community Center area providing for a variety of commercial land uses including a fruit market, agricultural equipment and product sales, self service storage facilities, a country general store with a site for future an office building, and a landscaping business. The development of a small -scale office building is consistent with the types of land uses that have developed in the Albin Rural Community Center area. #3865 2 Intersection of Route 522 and Route 678 Gainesboro 42- ((A)) -81 RA District Residential and Vacant General Store Building Office B2 District 0.85 acres Greenway Engineering January 27, 2004 i t Massey Store Rezoning Sewer and Water Service Area The Sewer and Water Service Area (SWSA) is located to the southeast of the Albin Rural Community Center area and public water and sewer service has not been planned for extension. Therefore, the proposed office land use will need to be served by a private water source and private health system that is approved by the Virginia Department of Health. A. SUITABILITY OF THE SITE Access The subject site, tax parcel 42- ((A)) -81 has approximately 170 feet of frontage along North Frederick Pike (Route 522) and 400 feet of frontage along Burnt Church Road (Route 678). North Frederick Pike is a four -lane major arterial road containing divided dual north -south travel lanes, while Burnt Church Road is a two -lane local secondary road. A median crossing is in place at the intersection of North Frederick Pike and Burnt Church Road, allowing for safe access to North Frederick Pike from the subject site. The 0.85 -acre site currently has a large access area on North Frederick Pike, resulting from the widening of North Frederick Pike, which relocated the major arterial road to the east of the former road bed. The development of the 0.85 -acre parcel for office use will be proffered to eliminate this large access area and prohibit access onto North Frederick Pike altogether. Access to the subject site will occur through the development of a commercial entrance located along Burnt Church Road that will be located to provide for sufficient distance from the median crossing at the North Frederick Pike /Burnt Church Road intersection. Flood Plains The subject site is located on the FEMA NFIP map #510063 0115 -B. The site is located as "Zone C area outside the 100 -year flood plain. Wetlands The National Wetlands Inventory Map indicates that there are no wetlands on the subject site. Mature Woodlands There are no woodlands on the subject site. #3865 3 Greenway Engineering Steep Slopes There are no steep slopes (over 50 on this site. Soil Types January 27, 2004 Old Massey Store Rezoning The following soil type contained in the subject site has been obtained from the Soil Survey of Fredrick County. published by the USDA Soil Conservation Service. The subject site is located on map sheet number 23, and contains one soil type: 14B- Frederick Poplimento Loams 2 -7 covers 100% of this site This soil type is identified as prime agricultural soils according to Table 5 Prime Farmland, located on page 123 of the Soil Survey of Fredrick County; however, the size of the subject site is not conducive for farming. B. SURROUNDING PROPERTIES Adjoining property zoning and present use: North: Zoned RA District Use: Residential and Storage South: Zoned RA District Use: Residential East: Zoned RA District Use: Orchard West: Zoned RA District Use: Residential C. TRANSPORTATION The proposed rezoning has been proffered to provide for a maximum of 8,000 square feet of office land use for the 0.85 -acre parcel. The Institute of Transportation Engineers (ITE) Trip Generation Manual, 6 Edition, provides traffic generation data for office land use. Page 1052 of this document identifies General Office Buildings (710) to generate an average of 11.01 vehicle trips per day (VPD) per 1,000 square feet during weekdays. Therefore, the traffic generation range for the 0.85 -acre rezoning is anticipated to produce 89 VPD. The 2002 VDOT Daily Volume Jurisdiction Report 34 identifies North Frederick Pike (Route 522) between Route 37 and Cedar Grove Road (Route 654) with 18,000 VPD. The same report identifies the entire segment of Burnt Church Road (Route 678) with 90 43865 4 Greenway Engineering 0 VPD. It is projected that all vehicle trips entering and exiting the subject site will travel to North Frederick Pike; therefore, the proposed rezoning is projected to increase the current traffic counts on this segment of North Frederick Pike by 0.5% (or V2 on weekdays. The subject parcel has approximately 170 feet of frontage along North Frederick Pike (Route 522) and 400 feet of frontage along Burnt Church Road (Route 678). A median crossing is in place at the intersection of North Frederick Pike and Burnt Church Road, allowing for safe access to North Frederick Pike from the subject site. The development of the 0.85 -acre parcel for office use will be proffered to eliminate existing access and prohibit any access onto North Frederick Pike. Access to the subject site will occur through the development of a commercial entrance located along Burnt Church Road that will be located to provide for sufficient distance from the median crossing at the North Frederick Pike/Burnt Church Road intersection. D. E. SEWAGE CONVEYANCE AND WATER SUPPLY The 0.85 -acre parcel is located outside of the Sewer and Water Service Area (SWSA); therefore, the development of a private water source and a private health system will be provided for the proposed office use and approved by the Virginia Department of Health. Table 4.1 on page 43 of the Virginia Department of Health Sewage Handling Disposal Regulations identifies a sewage flow range for office land use of 15 -35 gallons per person. Assuming 20 full -time occupants within the 8,000: square -foot office building, it is projected that a health system capable of supporting an kaverage daily flow between 300 -700 gpd would be required. This maximum daily flow range is equivalent to the average daily flow produced by two four bedroom homes. Soils analysis has been conducted on the subject site and will accommodate a peat moss system with capacity for the maximum projected daily flows. A reserve area can be situated in the northwest portion of the subject site that will be located outside of the parking and maneuvering area for the office use. An existing well is located on the subject site and will be protected from the parking and maneuvering area through the provision of an adequate barrier. F. SITE DRAINAGE January 27, 2004 Id Massey Store Rezoning The 0.85 -acre parcel is level and drains naturally towards North Frederick Pike (Route 522). Stormwater management will be designed to allow for sheet flow through the parking lot areas serving the office use to a swale that will allow for stormwater flows to access the North Frederick Pike drainage system at an acceptable rate. Stormwater management design will occur during the site development plan process, which will require approval by the Frederick County Engineer and the Virginia Department of Transportation. M3865 5 Greenway Engineering G. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 sq ft. of structural area (This number can be found in the Civil Engineering Reference Manual, 4 edition). AV 5.4 Cu. Yd. per 1,000 sq. ft. AV 5.4 Cu. Yd. x 8.0 (1,000 sq. ft.) AV 43.2 Cu. Yd. The Municipal Solid Waste portion of the Regional Landfill has adequate capacity to accommodate the annual solid waster projections associated with the development of the 0.85 -acre site. H. HISTORICAL SITES AND STRUCTURES L OTHER IMPACTS #3865 6 January 27, 2004 likld Massey Store Rezoning The Frederick County Rural Landmarks Survey identifies six structures within the immediate area of the subject site of which, one structure (Janney- Davis Massey House) is located on -site. The Frederick County Rural Landmarks Survey does not identify any of these structures as potentially significant as evident on page 248 of the report. Furthermore, these structures do not qualify for the national or state register of historic places, nor does the subject site fall within core battlefield area boundaries or areas that would potentially qualify as historic districts. The Frederick County Capital Facilities Fiscal Impact Model has been applied to the proffered development of 8,000 square feet of office land use. The results of this model run indicate that the development of the subject site will provide a $150,390.00 positive revenue source to Frederick County. The model run indicates an impact to Fire and Rescue Services that is $2,664.00, or approximately 1.5% of the positive revenue amount. Therefore, the applicants have proffered a monetary contribution of $200.00, which exceeds 1.5% of the $2,664.00 impact projected to Fire and Rescue Services for capital facilities costs. No other impacts are anticipated as a result of this rezoning proposal.