HomeMy WebLinkAbout17-06 Impact Analysis StatementIMPACT ANALYSIS STATEMENT
RUTHERFORD CROSSING
Stonewall District
Frederick County, Virginia
Tax Map Parcels 43- ((A)) -98, 43- ((A)) -99 43 -((A)) -100
136.87± Acres
September 5, 2006
Revised November 7, 2006
Current Owners:
Contact Person:
Rutherford Farm, LLC
Virginia Apple Storage
C. Robert Solenberger
John S. Scully, IV
John B. Schroth
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
(540) 662-4185
Grcenway Engineering September 5, 2006 1 Rutherford Crossing Rezoning
Revised November 7, 2006
INTRODUCTION
Basic information
Magisterial District:
Property ID Numbers:
Current Zoning:
RUTHERFORD CROSSING REZONING
This report has been prepared for the purpose of assessing the impact on Fredrick County
by the proffered rezoning of a 136.87± acre subject site owned by Rutherford Farm, LLC,
Virginia Apple Storage, C. Robert Solenberger, John S. Scully, IV, and John B. Schroth.
The subject site is located in the northeast quadrant of the intersection of Interstate 81
Exit 317 and Martinsburg Pike (U.S. Route 11). Norfolk Southern and Winchester and
Western Railroads have rail lines paralleling Martinsburg Pike, which traverse the subject
site. The Applicants propose to reconfigure the existing zoning boundaries of the B -2
Business General District, the B -3 Industrial Transition District and the M -1 Light
Industrial District within the Rutherford Crossing site to create an additional 31.0± acres
of B -2 Business General District, while reducing the existing M -1 Light Industrial
District acreage by 8.55± acres and eliminating the 22.45± acres of B -3 Industrial
Transition District. The proposed revisions to the existing zoning district boundaries are
intended to create a major retail center within the B -2 Business General District portion
of the subject site that is envisioned to include a home improvement superstore, a major
retail discount store, specialty retail stores, sit -down and fast food restaurants, drive -in
banking and office land use.
Location: Northeast Quadrant of Interstate 81 Exit 317 and
Martinsburg Pike intersection
Stonewall
43- ((A)) -98, 43- ((A)) -99 43 -((A)) -100
B2 District 28.64± acres
B3 District 22.45± acres
MI District 85.78± acres
136.87± acres
Current Use: Unimproved and Residential
Proposed Use: Major Retail Center, Office and Light Industrial
Proposed Zoning: B2 District 59.64± acres
M1 District 77.23± acres
136.87± acres
Proposed Build Out 1.4 million square feet maximum
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Greenway Engineering
COMPREHENSIVE PLAN
I. Urban Development Area
2. Sewer and Water Service Area
A. SUITABILITY OF THE SITE
Access
Floodplains
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
The commercial and industrial land uses proposed for this rezoning application are in
conformance with the Frederick County Comprehensive Policy Plan 2003 Northeast
Land Use Plan. This plan recommends commercial and industrial development as future
land use within the Northeast Quadrant of Interstate 81 Exit 317 and Martinsburg Pike.
Expansion of the Urban Development Area (UDA) beyond its existing boundary is not
required by this application.
Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is
not required by this application.
The 136.87± acre subject site is located in the northeast quadrant of the intersection of
Interstate 81 Exit 317 and Martinsburg Pike (U.S. Route 11). The subject site has
approximately 2,000 feet of road frontage along Martinsburg Pike and the proximity of
the subject site to Interstate 81Exit 317 enables vehicular traffic to quickly access the
interstate for northbound and southbound travel. The location of the Norfolk Southern
and Winchester and Western Railroads within the subject site increases opportunities for
rail service for the northern portion of the site. A Public Improvement Plan has been
prepared to reflect the proffered road improvements planned during the original rezoning
for the Rutherford's Farm Industrial Park (Rezoning Application #07 -01). This Public
Improvements Plan has been reviewed and approved by the Virginia Department of
Transportation (VDOT) and the Applicants are currently working with VDOT to obtain
the necessary land use permits to construct these planned improvements.
The subject site is located on the FEMA NFIP Map #510063- 0105B. The majority of the
site is located as "Zone C area outside the 100 -year floodplain. Approximately 28.3
acres located in the northern portion of the site is identified as floodplain. The proposed
Master Development Plan for Rutherford Crossing limits development within the
floodplain area to stormwater management, utilities and future road construction.
Disturbance within the floodplain area will comply with all applicable state and local
permitting requirements following Master Development Plan approval.
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Greenway Engineering
Wetlands
A wetlands delineation study was prepared for the 136.87± acre site by Engineering
Consulting Services, Ltd. on July 30, 2002 with revisions dated November 15, 2002. The
results of this study indicated that no wetlands exist on the subject site. The soil types on
the property are well drained with predominantly moderately sloping terrain that do not
retain wetland characteristics. The U.S. Army Corps of Engineering issued Jurisdictional
Determination Letter 02 -B0133 on March 5, 2003 verifying that no regulated waters
and /or wetlands exist on the subject site.
Steep Slopes
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
There are no areas of steep slopes within the 136.87± acre site. All slopes within the
subject site are gradual ranging from 2 -7% slopes with well- drained soils into Hiatt Run.
Soil Types
The 136.87± acre subject site contains eight soil types as evident from the Soil Survey of
Fredrick County, sheet number 24, published by the USDA Soil Conservation Service
and the Frederick County GIS Database. These soil types are as follows:
5B -Carbo Silt Loam 2 7% slope
6C -Carbo Oaklet Silt Loam, very rocky 2 15% slope
7C -Carbo Oaklet, rock outcrop complex 2 —15% slope
14B- Fredrick Poplimento Loams 2 —7% slope
16B- Fredrick Poplimento Loams, very rocky 2 —7% slope
16C- Fredrick Poplimento Loams, very rocky 7 —15% slope
17C- Fredrick Poplimento, rock outcrop complex 2 —15% slope
32B- Oaklet Silt Loam, 2 —7% slope
Table 5 on page 123 of the Soil Survey of Fredrick County identifies soil types 5B -Carbo
Silt Loam, 14B- Fredrick Poplimento Loam, and 32B Oaklet Silt Loam as prime
agricultural soils. All of the aforementioned soils do not support crops without
fertilization, liming, and soil management. Portions of the property contain rock out
crops however; all of the soils are suitable for agricultural use such as hay, pastures, and
orchards.
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Greenway Engineering
B. SURROUNDING PROPERTIES
Adjoining property zoning andpresent use:
North: Zoned M2, General Industrial District
Zoned MI, Light Industrial District
Zoned RP, Residential Performance District
Zoned RA, Rural Areas District
South: Zoned RP, Residential Performance District
MI, Light Industrial District
East: Zoned RP, Residential Performance District
RA, Rural Area District
West: Zoned B2, Business General District
B3, Industrial Transition District
MI, Light Industrial District
RP, Residential Performance District
RA, Rural Areas District
C. TRANSPORTATION
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
The subject site was originally zoned MI, light Industrial District B3, Industrial
Transition District and B2, Business General District as a component of Rezoning
Application #i07 -01. A detailed traffic impact analysis (TIA) was submitted and
approved with the original rezoning application. The original TIA recommended
improvements to the Martinsburg Pike (Rte 11 North) corridor and recommended traffic
signalization at the Interstate 81 southbound on and off ramps. Subsequent to the
approval of the original rezoning application, Greenway Engineering prepared a Public
Improvement Plan for the proffered improvements to the Martinsburg Pike corridor,
which has been approved by VDOT. The Applicants are currently working with VDOT
to obtain the permits necessary to begin construction of these improvements.
The proposed rezoning application calls for a modification to the existing zoning districts
that will convert 22.45± acres of B3, Industrial Transition District and 8.55± acres of MI,
Light Industrial District to B2, Business General District. A new traffic impact analysis
(TIA) has been prepared to reflect this conversion, which is included with this rezoning
application.
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Use: Heavy Commercial
Warehouse
Use: FEMA Office
Use: Residential
Use: Commercial Nursery
Residential
Use: Residential
Use: Trucking Residential
Use: Residential
Use:Residential& Agriculture
Use: Commercial
Use: Commercial
Use: Commercial Rail
Use: Residential
Use: Residential Church
Greenway Engineering
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
A detailed traffic impact analysis (TIA) has been prepared for the rezoning application by
PHR &A dated September 7, 2006. The TIA models the 136.87± acre subject site at three
site driveway intersection points on Martinsburg Pike (U.S. Route 11) and at the
intersections of Old Charles Town Road (Route 761), Red Bud Road (Route 661) and
Welltown Road (Route 661) with Martinsburg Pike, as well as the Interstate 81 Exit 317
northbound and southbound on and off ramps. The TIA provides analysis for two
alternative conditions associated with the development of this site. The first condition
assumes this development of a major retail center and industrial land use within the
proposed M1, Light Industrial District and B2, Business General District acreages. The
second condition assumes the development of a major retail center, office and industrial
land uses, within the existing MI, Light Industrial District, B3, Industrial Transition
District and B2, General Business District acreages. The TIA provides information for
both alternative conditions including existing lane geometry and levels of service at the
identified intersections for AM and PM peak hour traffic, background traffic impacts
associated with the FEMA Office site, the phase one buildout of Stephenson Village, the
phase one buildout of the Semples Property, and the buildout of the Clearbrook
Properties, as well as a traffic growth rate of 5% per year compounded annually for all
identified street systems.
The TIA demonstrates a reduction in average daily traffic volume of approximately 2,200
vehicle trips for the proposed Rutherford Crossing development. The current by -right
zoning is projected to generate 28,859 ADT, while the proposed zoning is projected to
generate 26;652 ADT. The background lane geometry and levels of service demonstrate
failing levels of service at the Martinsburg Pike /Redbud Run/Interstate 81 Exit 317
northbound on ramp intersection, at the Martinsburg Pike /Old Charles Town Road
intersection, at the Martinsburg Pike/Welltown Road intersection, and at the Martinsburg
Pike /Interstate 81 Exit 317 southbound on and off ramps intersection. The TIA provides
for suggested improvements that bring the identified intersections to acceptable levels of
service or improve the levels of service experienced by background traffic impacts. The
Applicants have utilized the information in the TIA to develop the Transportation
Enhancements Section of the proposed Proffer Statement. The following improvements
to the regional transportation system are proffered for the Rutherford Crossing
development:
Widening of Martinsburg Pike to establish dual northbound and southbound travel
lanes
Construction of dual left turn lanes on Martinsburg Pike into the primary site
entrance (Site Driveway #2 in the TIA)
Construction of a third southbound lane on Martinsburg Pike from the primary
site entrance to the existing Interstate 81 Exit 317 northbound turn lane
Construction of dual left turn lanes and a separate right turn lane for the primary
site entrance (Site Driveway #2 in the TIA)
Construction of a two entrances that provide for right in/right -out movement only
Fully funded traffic signalization at the primary site entrance (Site Driveway #2 in
the TIA)
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Greenway Engineering
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
Fully funded traffic signalization at the Martinsburg Pike /Interstate 81 Exit 317
southbound on and off ramp intersection
Fully funded traffic signalization at the Martinsburg Pike /Redbud Run/Interstate
81 Exit 317 northbound on ramp intersection
Provision of a signalization timing analysis for all existing and proposed traffic
signals along Martinsburg Pike between the primary site entrance and Crown
Lane
Provision of right of way along Martinsburg Pike
Provision of right of way along Interstate 81
Construction of the internal major collector road to provide connectivity and
access to the FEMA Office site.
Monetary contribution of $250,000.00 towards off -site regional transportation
improvements within the Martinsburg Pike corridor that can be utilized as
matching funds for federal or state grants.
The transportation enhancements proffered by the Applicants provides for entrances into
Rutherford Crossing from Martinsburg Pike that function at acceptable levels of service,
and provides for improvements to the regional transportation system that significantly
improve failing levels of service from background traffic impacts to acceptable levels of
service and improved levels of service. Therefore, the Rutherford Crossing development
mitigates transportation impacts associated with the proposed on -site development and
provides solutions to assist in the mitigation of background traffic impacts to the regional
transportation system.
D. SEWAGE CONVEYANCE AND TREATMENT
The 136.87± -acre subject property is located within the Route 11 North Sewer and Water
Service Area (SWSA). There is a newly constructed 8" sanitary sewer force main
adjacent to the Winchester and Western Railroad that traverses the subject property. A
regional pump station has been designed for the Rutherford Crossing development with a
design capacity of 120,000 gpd that will serve the entire project. The design and
installation of the regional pump station is paid for by the Applicants and will be
dedicated to the Frederick County Sanitation Authority for ownership and maintenance.
Based on comparable discharge patterns, the Frederick County Sanitation Authority
(FCSA) has determined that 500 gallons /day per acre is a reasonable projection for
estimating the sewer impact for commercial and industrial development. The following
information projects the impact for public sewer on the subject site:
Q 500 gallons /day /acre
Q 500 gpd x 136.87± acres
Q 68,435 gpd
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Greenway Engineering
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
The proposed commercial center is projected to add 68,435 gallons per day to the public
sewage conveyance system and the Opequon Wastewater Treatment Plant (OWTP). This
projection is conservative, as approximately 28 acres of the subject site is located within
floodplain area, which will not have structural development. The design capacity of the
treatment plant is 8.4 million gallons per day, of which approximately 6.4 is currently
being utilized. The total build -out of the proffered commercial land uses would require
approximately 3.4% of the available capacity at the Opequon Wastewater Treatment
Plant; therefore, adequate capacity is available for this development.
E. WATER SUPPLY
The 136.87± acre subject property is located within the Route 11 North Sewer and Water
Service Area (SWSA). There is an existing 10" water main located on the east side of
Martinsburg Pike (Route 11) and a newly constructed 20" water main adjacent to the
Winchester and Western Railroad that traverses the subject site. All land uses located
within the Rutherford Crossing development will be connected to the public water
system. The design and installation of the water system infrastructure will meet FCSA
standards, will be paid for by the Applicants and will be dedicated to the Frederick
County Sanitation Authority for ownership and maintenance.
Based on existing water consumption patterns, the Frederick County Sanitation Authority
(FCSA) has determined that a 1,000 gallons /day per acre quantity is reasonable to
consider for the water impact projection for commercial and industrial development. The
following information projects the impact for public water consumption on the subject
site:
Q 1,000 gallons /day /acre
Q 1,000gpd X 136.87± acres
Q 136,870 gpd
The Rutherford Crossing development will utilize an estimated 136,870 gallons of water
per day. This projection is conservative, as approximately 28 acres of the subject site is
located within floodplain area, which will not have structural development. The Northern
Water Treatment Plant currently provides 2.0 MGD of potable water from the Global
Chemstone Quarry as one of the water sources contributing to the new 20 -inch water
main. The projected water usage for the build -out of the proffered commercial land uses
would require approximately 6.8% percent of the available water source; therefore,
adequate capacity is available for this development.
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Greenway Engineering
F. DRAINAGE
September 5, 2006 Rutherford Crossing Rezoning
Revised November 7, 2006
The 136.87± subject site gently slopes to the northeast, which directs stormwater into
Hiatt Run that flows from the northern boundary to the east and off site. Greenway
Engineering prepared a peak flow quantity drainage analysis dated May 22, 2006 that is
included as information with the Rutherford Crossing Rezoning Application. The peak
flow quantity analysis evaluated the entire project site assuming an 80% impervious
condition for the 2 -year, 10 -year, and 100 -year storm events. The results of this study
indicate that the increase in drainage based on post development build out conditions can
be accommodated by the Hiatt Run channel. Additionally, the study results indicate that
downstream flows will not be significantly impacted for the 2 -year, 10 -year, and 100
year storm events, as the increased runoff does not raise the elevation in the channel for
all storm events. Stormwater will be directed to the adequate channel through storm
pipes and Tined open channels to protect groundwater due to the karst geology within this
area of the County.
G. SOLID WASTE DISPOSAL
The impact on solid waste disposal facilities can be projected from an average annual
commercial consumption of 5.4 cubic yards per 1,000 square feet of structural area (Civil
Engineering Reference Manual, 4 edition). The following figures show the increase in
average annual volume based on a maximum development of 1,400,000 square -feet of
land use that has been proffered by the Applicants:
AAV 5.4 cu. yd. per 1,000 sq. ft. commercial
AAV 5.4 cu. yd. x 1,400 (1,000 sq. ft.)
AAV 7,560 cu. yd. at build -out, or 5,292 tons /yr at build -out
The Municipal Solid Waste area of the Regional Landfill has a current remaining
capacity of 13,100,000 cubic yards of air space. The maximum development of
Rutherford Crossing will generate approximately 5,292 tons of solid waste annually on
average. This represents a 2.6% increase in the annual solid waste received by the
Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000
tons per year. Solid waste produced by Rutherford Crossing will be routed to the
Regional Landfill by a commercial waste hauler; therefore, the County will receive
tipping fees associated with this land use to mitigate this impact. Additionally, the
Applicants' proffer statement provides for a coordinated recycling program with the
County for all industrial projects within Rutherford Crossing to reduce the projected solid
waste impacts to the Regional Landfill. The Regional Landfill has adequate capacity to
accommodate the solid waste impacts associated with this proposal, and the Rutherford
Crossing development will generate revenue for the landfill to further mitigate these
impacts.
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Greenway Engineering
3. Civil War Battlefields
H HISTORICAL SITES AND STRUCTURES
1. Virginia Historic Landmark Commission
I. COMMUNITY SERVICES IMPACTS
September 5,2006 Rutherford Crossing Rezoning
Revised November 7, 2006
Rutherford's Farm #34 -727 is identified in the Frederick County Rural Landmarks
Survey as a potentially significant property. All that remains of the former house is a set
of concrete steps that lead from Martinsburg Pike up to the site of the former house.
There is a historical marker south of the site on Martinsburg Pike. Landmark records can
be found on file at the Virginia Department of Historic Resources.
2. Virginia Department of Historic Resources and Archeological Sites
One archeological site is noted by the Virginia Department of Historic Resources. It is a
raised berm allowing access to opposite side of rail lines. However, it is abandoned and
no loner in use. This site does not exhibit features that suggest eligibility for National
Register consideration. Records can be found on file at the Virginia Department of
Historic Resources.
The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies
the entire subject site as being with the Second Winchester Battlefield area; however, the
study does not identify the subject site as being located within core battlefield area, while
the Frederick County GIS database identifies the subject site within the defined area of
Stephenson's Depot. The National Park Service Study identifies the subject site as
having both retained integrity and lost integrity. The portion of the site identified as
retained integrity is currently zoned for both commercial and industrial development.
The Historic Resource Advisory Board (HRAB) reviewed Rezoning Application #07 -01
on July 17, 2001. The Applicants incorporated a Historic Resource section into the
original proffer statement to provide for three interpretative signs. The proposed proffer
statement provides for the three interpretative signs and also provides for landscaping and
picnic tables to enhance the interpretative sign viewing area.
The Rutherford Crossing development provides a net positive fiscal impact in revenue to
the County. Impacts to emergency services were recognized during the consideration of
Rezoning Application #07 -01 and the Applicants provided a $10,000.00 monetary
contribution for fire and rescue services in the original proffer statement. A $10,000.00
payment was made to the Frederick County Planning Department on July 20, 2006 to
satisfy the proffered condition. Therefore, the monetary contribution section has been
eliminated from the proposed proffer statement as this condition has been satisfied. No
additional impacts to community services are anticipated for this rezoning proposal.
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ONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
6 -11 -08
RUTHERFORD CROSSING
AERIAL OVERVIEW
nch equals 700 Feet
PROJECT ID: 2795RF
DESIGNED BY: DWE
Rutherford Crossing
Aerial Overview
GREENWAY ENGINEERING
151 Windy Hill rune
Winchester. Virginle 22602
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RUTHERFORD CROSSING
LOCATION AND ZONING MAP
FREDERICK COUNTY, VIRGINIA
STONEWALL MAGISTERIAL DISTRICT
006 -11 -08 (PROJECT ID: 2795RFIDESIGNED BY: DWE
Rutherford Crossing
Location and Zoning Map
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Winchester. Virginia 22602
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GREENWAY ENGINEERIN
RUTHERFORD CROSSING
ENVIRONMENTAL FEATURES MAP
STONEWALL MAGISTERIAL DISTRICT
FREDERICK COUNTY, VIRGINIA
2006 -11 -08 'PROJECT ID: 2795RF(DESIGNED BY: DWE
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Environmental Features Map
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