HomeMy WebLinkAbout03-17 Impact Analysis Statementf*
151 Windy Hili Lane
G
RWinchester, V4 22602
FNGINEERING
±'March 7, 2017
Frederick County Planning Departrnent
Attn: John Bishop, Director of Transportation
107 Forth .bent Street
Winchester, VA 2.2601
RE: Rutherford Crossing Tax Parcei 43-A-99 Rezoning - Traffic Ira2act Analysis Waiver Request
Dear John,
Greenway Engineering has been retained by C. Robert Solenberger, John B. Schroth and John C.
Scully, 1V to prepare a Rezoning Application for a 22.16± -acre portion of a 49.23± acre subject
property, identified as Tax Map Parcel 43-A-99. The subject property is located on the southeast
side of Market Street and the north side of Milton Ray Drive internal to the Rutherford Crossing
Commercial Center in the Stonewall Magisterial District, and is currently zoned M-1, Eight
Industrial District. The purpose of this application is to change the zoning of the 22.16± -acre
portion of the subject property from the M-1, Light Industrial District to the B-2, Business General
District to allow for commercial development activities consistent with existing land uses in
Rutherford Crossing.
The subject property is a component of the Rutherford Crossing 138.86± acres land area approved
under RZ# 17-06. This rezoning application included a Traffic Impact Analysis prepared by
Patton, Farris, bust + Associates dated September 7, 2006. The approved Traffic Impact Analysis
projected 26,652 ADT for the buildout of various commercial, retail, restaurant and 'industrial land
uses at Rutherford Crossing. The approved Proffer Statement submitted with RZ# 17•-06 provided
for various transportation enhancements that were established to mitigate transportation impacts
identified by the 'Traffic Impact Analysis. The proffered on-site and off-site transportation
improvements have been completed including the following:
4:6 Installation of traffic signalization and intersection improvements at Martinsburg Pike
(U.S. Route 11) and Merchant Street (Route 1620).
F�4 Installation of traffic signalization at the southbound on and off ran.ps at interstate 81 Exit
317 and Martinsburg Pike (U.S. Route 11).
Installation of traffic signalization at the northbound on-ramp at Interstate 81 Exit 317 and
Redbud Road (Route 661).
Preparation of traffic signal timing analysis for all traffic signals located along Martinsburg
Pike (U.S. Route 11) between Merchant Street (Route 1620) and Crown Lane.
Construction of a third southbound travel lane on Martinsburg Pike (U.S. Route 11) from
Merchant Street (Route 1620) to the Interstate Exit 317 northbound on-ramp.
Project #2795)/EAW r_.i a['eeis vti 'e ,t i"v_itrrs Pmvid�,tirir nei'' cen sF:: i_ 9i r� «ry
reier,ic :ic 547-6624 � 5 t,iu 54-722 <.` 8 TIA Waiver Request
�Y�`:!"�`1,�fEC:li;w3ye}:� CilrfJ
Construction of northbound and southbound thru-travel lanes, right turn lanes and left turn
lanes along the Martinsburg Pilke (U.S. Route 11) property frontage.
•tee Construction of Merchant Street (Route 1620) and Market Street (Route 1621) to major
collector road standards.
•�� Provision of $250,000.00 to Frederick County to assist with additional transportation
enhancements within the Martinsburg Pike (U.S. Route 11) corridor.
In order to assess the potential traffic impacts for the proposed rezoning of the subject property,
Greenway Engineering has analyzed the approved Traffic Impact Analysis and evaluated the
projected Iand use assumptions from the Traffic Impact Analysis; evaluated the existing and
approved projects within Rutherford Crossing; evaluated the projected traffic impacts from the
FEMA Office facility that were notpart of the Traffic Impact Analysis; and evaluated the projected
land use associated with the 22.16± -acre portion of the subject property proposed for B-2, Business
General District rezoning. The actual land uses, approved project land uses and the projected land
uses on the subject property were evaluated based on average daily trip generation volumes per
the ITE 'Trip Generation Manual 91' Edition.
Greenway Engineering has prepared tables that incorporate the information for the evaluations
identified above. The Table entitled Rutherford Crossing Existing Development ADT Information
includes developed commercial, retail and restaurant land use, and approved land use (Red Robin,
Valley Health Urgent Care, and the Lidl Grocery Store) at Rutherford Crossing; as well as the
FEMA Office facility. The projected. average daily trip volumes totaled 20,039 ADT for theses
identified land uses. The Table entitled Rutherford Crossing Proposed Development ADT
Information identifies the potential development of 122,000 square feet of specialty retail land use
on the 22.16± -acre portion of the subject property proposed for B-2, Business General District
rezoning. The projected average daily trip volumes totaled 4,056 ADT for the future land use.
The combined projected average daily trip volumes for Rutherford Crossing for actual, approved
and projected land uses totals 24,095 ADT, which is 2,557 ADT below the projected average daily
trip volumes associated with the approved Traffic hnpact Analysis. Additionally, the approved
Traffic Impact Analysis projected 1,814 average daily trip volumes for 215,000 SF of industrial
land use. No industrial land use has been developed at Rutherford Crossing to date; however, the
inclusion of the projected industrial volumes do not exceed the projected 26,652 ADT for the
buildout of Rutherford Crossing.
Greenway Engineering is requesting that you allow for the waiver of a Traffic Impact Analysis
(TIA) for the proposed rezoning application based on the following:
> The existing, approved and future commercial land and industrial land use projected
average daily trip volumes for Rutherford Crossing do not exceed the projected average
daily trip volumes identified in the approved Traffic Impact Analysis under RZ# 17-06.
A The evaluation considers the additional average daily trip volumes associated with the
FEMA Office facility. The inclusion of the additional off-site average daily trip volumes
do not exceed the projected average daily trip volumes identified in the approved Traffic
Impact Analysis under RZ# 17-06.
Project #2795J/EAW 2 TIA Waiver Request
The Owners have performed all transportation infrastructure improved that were deem—ed
necessary to mitigate transportation impacts from the bu'idout of rutherford Crossing.
The Owners have included additional transportation commitments in the new Proffer
Statement for the 22.16± -acre portion of the subject property proposed for B-2, Business
General District. These commitments include right-of-way dedication associated with the
Route 37 main line and ramping; and the preparation of additional traffic impact analysis
studies in cor;junction with future Site Plans that result in average daily trip volumes that
exceed the 26,652 ADT volume projected for the buildout of Rutherford Crossing.
Please find attached the Rutherford Crossing sand Use information Table and associated exhibit;
the Rutherford Crossing Existing Development ADT fnforrrration Table; the Rutherford Crossing
Proposed Development ADT information 'fable; and the Traffic impact Analysis prepared by
Patton, Harris, Rust + Associates dated September 7, 2006. Please review this information and
contact me if you have any questions. if not, f would request your determination for waiver of the
TlA at your earliest possible convenience.
Sincerely,
Evan Wyatt, Director of Land Planning
Greenway Engineering, Inc.
Cc: C. Robert Solenberger
John B. Schroth
John C. Scully, IV
Project #2795J/EAW 3 TIA Waiver Request
The following table provides for the land use squzire feet projections utilised in the Traffic Impact
Analysis and the square feet of the actual and=_pproved land uses in the 'Rutherford Crossing
project:
_utlltz., �,rfo-rd Crossirig P mojticl*
Land Use: 4
DA wand Use Projections
A ctizal/Approved Land Use
:dome Improvements Superstore
117,000 SF
154,000 SF
Detail Superstore
127,000 SF
127,000 SF
Specialty Retail
-187,1147 S
80,975 SF
Restaurant
22,500 SF
15,700 SF*
Fast Food
4,500 SF
8,500 SF
Drive -5n Bank
4,100 SF
0 SF
Industrial
215,000 SF
0 SF
Medical
0 SF
8,450 Sr*
Grocery Store
0 SF
36, 170 SF*
Totals:
677,250 Sr
430,795 SF
Note: * includes Red Robin, Valley Health Urgent Care and Lid! Grocery Store
Project #2795J/EAW Rutherford Crossing Land Use Information Table 3.7.17
*0,
a
..mv"'
77- N Wr,
ENGINEERING
ILME
''153905 Sq. Ft.
30
or
-18414 Sq. Ft.
ly. xv
V
y-
-127204 Sq. Ft.
-5962 Sq.
0 ti
6708 Sq. Ft
IN
90 Sq. Ft.
AM, 3,
it mg
iii Sq. Ft.
a =4211 e.
q..Ft:
Feet
jp
200 0
200
018 Data; 2015 Aerial IV,
h.4.-cZ..Y.;V'G'NN
Rutherford Crossing Existing Development ADTI information
per ITE Trip Generation Manual 9th Edition
Land Use I ITE CodeI ADT Calculation Amount I AD
I
^ffice
(Home Improvement Superstore
I 730
1 862
11.95/1000 sq. ft.
30.74/1000 sq. ft.
117,000 sq.
154,000
1,398
'
(Free -Standing Discount Superstore
g ' p
813
50.75/1000 sq.ft.'
s r
q• t•
127,000 so. ft.
s 4,734
6,445
Specialty retail
HT restaurant
826
44.32/1000 sq. ft.
80,975 sq.ft.
1 3,588
I
Fast root
932
i 27.15/1000 s ft.
q
15,700 s f�.
sq.ft
1,996
Urgent Care I
934
630
496.12/1000 sq.ft.
31.45/1000 sq. ft.
8,500 sq.ft. 1
8,430 sq.ft. 1
4,217
265
Grocery Store
850 f
102.24/1000 sq. ft. 1
36,170 sq.ft.I
3,698
Total Stand Alone ADT - -
Total ?ass -By 25% (813, 826, 850, 862) 26,341
Total pass -By 40% (934) -4,616
Adjusted Total ADT -1,686
20,039
— i Rutherford Crossing Proposed Development ADT Information
Per ITE Trip Generation Manual 9th Edition
Land Use T r ` ogle ADT Calculation!
Amount, I ADT
I
Specialty Retail I 826 44.32/1000 sq. ft. 122,000 sq.ft.! 5,407
_
'Total Stand Alone ADTF
Total Pass -By 25% (826)
5,407
Adjusted Total Additional ADT
-1,351
4,056
Existing Development
Proposed Development ADT
20,039
Total All a with B2 Zoning
4,056
24,095
Approved Rezoning Tl_A
Existing & Proposed Development ADT
26,652
24,095
Remaining Project ADT
2,557
IMPACT ANALYSIS STATEMENT
RUTHERFORD CROSSING
TAX PARCEL 43-A-99 REZONING
�Itoinmalll Mlalgistleriall District
Flrcdcrick County, Mirginia
Marcih. 7, 2017
Cut rent C wnei : Cl. Robeirt Scilenbergcir; Jcit n H. Soh► cillh &
Jot n S. ScullN, ]IV
Conill acct F eirson: Evan Wyatt, Di► eicto► of Land Planning
Gnac nmaN Engineciring, Inci.
151 Wincly H;11 Llan(
Wincihc stc n, VA 22602
54 0-6(2-4 1 FI'I
Gra enwayEngineaming Mari[ 7,7417 RutharfordClraming Flezoning
RUTHER.FOR.DI CROSSING REZONING
IMPACT ANALYSIS STATEMENT
INTRODUCTION
Tli is report has liclan rlraparac for tb a purpose aflass cis sing the impact ari Fradr]cld C aunty b y
ilb a proffarad reaaning oft a 12.16i-aerci portian oft a 49.31f acro s ubjacil prarlarty awncc t y
C. Ratart Solenbarger, John B. Sahroth and Jal�n S. Sully, 114 and idanllifcld as 'flax Marl
Parce. 43-A-9SI. Tha subjacl proparty is 1acated on tha saLithaast s1da oflMarkat Straell and
the earth side of Mi;ton Ray Drina intarna] to tha Rlulherfdrd Crassing Comrriarcia Cantar,
and is cLirrcint.y coned M -:I, Light Industrial District. 11he Appl'canil proposes to raaone ilia
22.1(± -acre plarlion afltha 49.TI=1l acre subjacll property that is iaaatlad on the clast s:ica of Iha
W:iriahestar arlc Waslam Rai lroac to E -:I Business General Distriat w:itr proffers to allow for
aammaraial and roai. davalaplmant that is consisteril wilt. alher commercial and ratail
businesses located within tha Rutharfbrc Crossing Clammereial Canter.
Easic infbrmiatiarl
Locat:iari: Frarlling art the southaast side of Marked Silrael and IN
north si c a of M' 1 ton Ray Dri va incl arnai to the
Rutharford C rassing C ammercial C anter.
Magislarial ll:isllricl: Stonawall District
Proparly iID Num 1: ars: Z _1-A-99
Currenil Z(ining: M-1, Light Industrial District l45.:Fli acras)
Currenil Usa: Unidave arlad
Propos ad Zoning: B-2, Business General D:ishlicl (3:11. 16:1 acras)
M-1, Liplhl Industrial Disllricl (21.074 acres)
Proposed Use:
Tolal 14azaning Ajaa:
Fila #2799Jdlrnpact Analyais stataniant/EAW
B-2 Dishlict - Cammaraial & Ratail
M District — ,' nndevalopec (Floodplain;
21116:1 acres afltha 49.33± -acre sub feat praparty
Gneanuiay Hnginearing Manch 7, 2017 Mutherfard (has; ing Raaioning
C C MHRHHIEIN SIVIl PC UICYI F UAN
U rl; an Dai alapm ent Aj as
'DNa Urbane Llclvalaplmont Arm (UDA) cclfincls lho gariora:l area in wWah rasidarltial,
eamrriarc4, industrial and :rlslitulional land use devalopmaril is oncouragad in tfa Couriq.
31ho 4q.33± acro subjaclt property is clurrontlN laclailad ouilsica cif tho ULIA; however,
axpansian of the UDA baurlcary to aceammodale Ita proposad devalopmaril of oammclrclial
land usa is not requirod fcir this reaaning appliclalion.
Sawar and Wal or Servia(i Ajoa
'IINa Sower zinc Wlalor Servide Area (SMA) is gmarally consistant with the LPDA, but also
axtends oulsica ofltha UDA to acicommodala arclas cif The Counl)I in which clommarc:ial arlc
industrial land use devolopmont is cmlly casired. Wa 451.234 acro subjclat propclrly is
aurrenlly loaalad wiJin 111-a SWSA; that-efbre, aNpansion of lho SWSA haandary la
auclommacata tha prapasad davalopmemt cif aorrlmiarclial land usa is not raqu and for this
reaaning appl:iclation.
Corr prahensive Plan Canfbrm:ily
To 49.234 acro subjact prapory is located in tha SWSA and is within) the shldy area
l aindary ofltho Norhoast l raderiak Land Use Plan. 'Ill- a Northaasl Frec ari6 Lalnd Uscl Plar1
is a laiigo-arch plan that idantifas axistinlg and futura land use, tranlsportatian networks, anc
other rnatllars that ara nacorr.mendad fdr cions ideralion for fLlture land use and devaloprr ant
within this goograpHo area of llla C aunlN. Thcl 49.33± acrd sLl;jecit praparty sulEje(it proptirly
is icantifiad for inlctstrial lane use. 11he 33.16 -4 -aura pearlion afltha subjaclt proper y proposad
for B-2, Business Gerlau-al Distr:iclt reaming is the only remaining lark araa :laclalad on the
oast s'da of the Wlinelasler & Westarn Railroac. This plarlion of the subjacl proparty is
bat nd by oammereiaa, rotail, restaLirant and offae land L se. The c apth of tha 22.1(-aare
planion of lha stfjeel proper)) prapasuc fdr E-3, Eusiness Ganclral Districlt razoning is
approximately 350', which is mara conducive fdr clommarcial, retalil and roslauranl land use
than industr'al land Lise. Masa factors camonstrate that tha 22.1(± -acro portion of the sLif jeol
proparty proposcic for EI -2, Business Genculal 1✓lislriO reaaning :is aonsistarll with (misting and
future commereia:l land use devalopmant and is oansistanl with laod pl;lanning praclticle in
delarm:ining conformity to tho Complrahonsive Plan.
SUITABI LITH C H T H R SITE
Access
Tha 33.164 -aura part ion oflthe subjclat plraplarty pinaplosed fcir E-3, HLsinoss Goraral Districll
reaaning 's laclalad on J southclasl sido aflMarkcll Streat (Roula 16:11) and the rlcirth side of
Millan May Driva intclrnal la the Rullarford Crossing Cammercial Colter, fluture
Bile #2795V Impar t Am lysis Sto tame nL IFIAMI
Grl°anway Engineering 'blanch 7, 2017 Rlutherfard anoising Reaoning
devclopmclnt of the si lJjacl plraplarty can be aacommodateld by the e�;isiling silrcet sNsllerris
witb;iri the commarcia:I ccnter.
Flood Plains
11he 4S1.2'1f caro subject plraperty contains arclas of f7aacplain asscla:iat(c with Hiatt Run.
Approximate ySISI°/ of the subjcat proparly loaat(c on llhei west side of i1cl Winalaster arid
Westcrn Railroac is located within f aacpllain. A portiori of subjaet plrclplerty laaateld on the
east sidc of tho Wlinahcster arlc Western Railroac praposed for B-2, HLsincss Gcneral
District rczonin€1 is laaailcd wiilbin f aacplain. 31he location of floodplain associat(d with llhei
sur j eat prop(r1 y is c e monstrat ed on F EIM A NFIP Map 4 4I 1 CIE SIC TI CID, Elffecl iv( Dale
SepIcmbcii ',I, 21QQSI; as wela as information from the Frcder;ick CaLrity GIS Dailabase
camonstrated an Ife Elnvironrrcntal Feeil-ures Mapl Exhibit.
Weillands
Tho 4q.2 -1I± alcr( subject prop(r1y aaritainis welland areas assoaiallad with Hiallt Run. The
Natiarial Wetlands Invenillary ijNWI' Map information fiiam the Fredrick Caunty GIS
Database dac9 riat ;icclntif}j wctlands areas art the 2121.16 -acre port;ian of 1Iha sul✓_j(at proparty
proposed far H-21, Husincss Gencral Distriat rezon;iri€1. Howev(r, a weltlands delirieation
rcpart wi:Il be prclplared far tha subject plroplclrty plriclr to aoinmarcial devclopmcrit activiticls to
cnsLrcl iIEat this enviromr.elntail fcatulrc :is idemlifiac anc confirmed by, llha USACH.
So:il Ilypes
The 4q.2'I± acre sLbjeat prop(rly aarila;ins four sail types as ccmonstratcc by ilba Sail 9Lrvcy
of Frcdariak CaLritN, Nirg.iriia and tNc Fr(ccrick County GIS Da>labasc. The follawinpl soil
Iypcis arupres(nt on 911te:
-`IH: Carbo Sill Loams 2-7% saclpla
E C& K: C arbo-Claklo Silt Llaarris 2-151% slope
14EI & I(C: Frcderi4-Poplimcnto Sial Ldalns 11-41% slope
32B: Oaklet Silil Loams 2-7% slaple
The Carbo Siat Laams ant the Frcder :ick-Poplimcnto 51111 Laams 2-7% slape are 1icentified as
prime agricultural sails. AH :I sai 1 types are i demi i fic c as m ac erat( to s c u ere fan ill e
dcNclopmcrt clflq,r„ala ac!mmieraial_ buildings d>>€l to shrunk-gueell plropler_ies. The soil_ tyxloq an
4c 22.16± -acre portion of llhe surject properily plrapascC icer B-2, Btsiricss Gen(rai District
rczoning are aaris:istcnt with cevelaped areas in the Roherford Crassing Cammcraial Center
and the FEIMA Office side; thercfone, ill is nol anlie;iplat(c that soils aoniditiclns will be a
consttainill for deve:lclplment of llhe subjecll properiy.
01her Elnvironmcrila:l Features
Tbc 221.164-aarc portlan of the subjccl plraperty plraplas(c far H--21, Husiness Gcriera:I Llistriat
rc coning docs tial clarita,ini arc as of stcep slopc, lakc s an ponds or natural slormwallcr ratenllion
Fife #2795Ji1Impact Analysis Stat°m°nt/HAW 4
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