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Home My WebLink About17-06 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 2 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. 3 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. 4 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. 5 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) 6 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 7 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. 8 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. 9 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. 10 I 1 1 1 L7 0 0 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 Favwoa tJ, rs„ Engineeeg Soryoym4c Telephone 540 862 4186 FAX 140 722 0%28 war grennwayong. nom O 0 co 01 O O O O O 1 i n CD CD 1 Inch equals 700 Feet 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 FOU.,td U t', Egiueerd 3i.. rveyors 151 Windy Hill int* Winchester. Virginia 22602 Tcicphoue 640 -B62 41B5 FAX 540- -722 -9528 mrw grnenwnynng. nom GREENWAY ENGINEERIN RUTHERFORD CROSSING ENVIRONMENTAL FEATURES MAP STONEWALL MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 2006 -11 -08 'PROJECT ID: 2795RF(DESIGNED BY: DWE 1 Inch equals 700 Feet Rutherford Crossing Environmental Features Map rosindtral Us'r Euglneers Surveyors 151 Windy Hill liana Mfncha�lor, Virginia 22042 Tolrphone 640 -662. 4106 FAX 5n0- 722 -9628 �..grearvim?isnaoam GREENWAY ENGINEERING mouluoiCautionill 8298'-'gL- fi Aa J n 98tt 898 -079 t UM elutVAVI, •aa ;sayau;jµ aapl 11lH FPutit LSI NION3 AYMN33H13 u 3 y 1 O dew sajn }saI Oiao1sIH 6uissoiO piopeLana lead 008 slenba you' L :31tlOS dId96L3 :GI 10310}} d 80- L L-9003 :31Va 3M0 G3NOIS3a VINIJl�I� `AINfOO )IOI1:13a31=1d l3IILiSIa 1VIH31SIOWW 11VM dyw- 3d OIH01SIH JNISSOI:iO a1:1Od I3H1f11=1 ssplonan FlogrOm ieaF va pap1 S JN11133NIJN3 AVMN33H0 S QL,. bii t1 amo tuahiaaueeat aaa 9298 ZU -OP XYA Seri 899- ore 2ungaala1 UN? 0 40 1 44 'io1,eagauyl auwl IUH XPu1d1 ISI smdwung saaanitng Jul w PWM•s dew slloS 6uiss0J3 pao}JGLIna i 3M0 :A8 a3NJIS3aId1=156LZ :01 io3roddl 80-1 VINISEIn kLNf1O0 )1011 =1303! 101aaSIa 1vIa31SIJvW 11VM3N C w 0177 P a O ONISSOaO a8Oda3H1.f1a 0 0 U 0 C0 non N db'W SIIOS laa3 OOL slenba 0) w a 0 J !n 1- Z w 0 CC w CL. 0 1- N X w J d 2 0 0 d 0 0 I- D 0 0 0 LC 6 Z w 2 J d 0 a 0 EE w w cc 0 i 1 L c c