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HomeMy WebLinkAbout03-06 Impact Analysis (2)January 1006 O %Aemstone- Middletown II. IMPACI" ANALYSIS 0-7 CA : 0 0 GLOBAL STONE CHEMSTONE CORPORATION REZONING IMPACT ANALYSIS STATEMENT Revised April 2007 A. INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the conditional rezoning of a portion of parcels 83 -A -109 ( "Middle Marsh Property ") and 90 -A -23 ( "Northern Reserve "), which total approximately 639 acres. The subject parcels are situated generally west of the Town of Middletown. Specifically, the Middle Marsh Property is located east and adjacent to Belle View Lane (Route 758), and west and adjacent to Hites Road (Route 625), and is further traversed by Chapel Road (Route 627). The Northern Reserve is bounded to the south by Cedar Creek, and is west and adjacent to Meadow Mills Road (Route 624). The subject acreage is currently zoned RA (Rural Areas). This application proposes the rezoning of the 639 acres from RA to the EM (Extractive Manufacturing) District. O -N Minerals Chemstone Corporation's ( "Chemstone ") existing Middletown plant and quarries are located adjacent to and between the subject properties. The property containing these facilities is zoned EM. The Northern Reserve site is further situated adjacent to Chemstone's Strasburg facility, which is located immediately south of Cedar Creek in Shenandoah County. The subject acreage contains mapped deposits of chemical grade limestone, the extraction of which is critical to the continued viability of the established quarry operation. Indeed, the mineral -rich nature of the properties and their value for future extraction activities was identified more than forty years ago, and the acreage has remained in the ownership of mining interests ever since. The requested rezoning will enable the appropriate use of the subject acreage consistent with its unique geological attributes, which will thereby assure the continued vitality of the Chemstone Middletown operation. The contents of this report will outline the role of the subject acreage in future Chemstone operations and further identify anticipated impacts as well as those strategies necessary for effective mitigation. The applicant is confident that the proposed rezoning includes a proffer program that will appropriately and effectively mitigate identified impacts. As such, this rezoning request merits favorable consideration and approval. \I bnpact Analysis StatemenO, O'mslone - Middletown B. COMPREHENSIVE POLICY PLAN The subject acreage is not located within the boundaries of any small area study or land use plan included in the Comprehensive Policy Plan. The properties are further located outside of the Sewer and Water Service Area (SWSA). The Business and Industrial Areas policies of the Comprehensive Policy Plan are relatively silent concerning natural resource extraction, except for acknowledgement that such uses exist in the County, in particular along the limestone belt west of Interstate 81, and that study is needed to establish appropriate guidelines for evaluation of proposals for new extractive manufacturing areas. To date, no such study has been undertaken. (Comprehensive Policy Plan, p. 6 -9, 6 -72) C. SUITABILITY OF THE SITE State Regulation of Mineral Mining Operations The Code of Virginia requires the issuance of mineral mining permits for all mining operations within the Commonwealth. Mineral mining permits are issued by the Division of Mineral Mining (DMM) of the Virginia Department of Mines, Minerals and Energy pursuant to the Mineral Mining Law and Reclamation Regulations for Mineral Mining. To obtain a permit or add acreage to a mine operating under an existing permit, a plan of operation /mine permit map must be submitted for DMM approval and updated annually. The DMM possesses the authority to regulate an array of technical and operational issues through the permitting process and regular mine inspections. Issues controlled by the DMM include, but are not limited to, the following: grading and stabilization of quarry pits and berms, drainage, erosion and sediment control, screening of mine operations, blasting operations, and final reclamation and stabilization of the site. The Middletown quarry currently operates under mining permit number 05714AB. Should this rezoning be approved, the expansion of the mining operation to include the subject acreage would necessitate amendment of the existing permit. To secure DMM approval, the amended permit must be accompanied by a revised plan of operation /mine permit map demonstrating effective impact mitigation and conformance with state mining regulations. Scope of Proposed Use The majority of the limestone ore quarried at the existing Middletown site is processed and distributed directly from the Middletown site. Portions of the limestone ore are transferred from the subject properties to the Strasburg plant for processing. The scope of the increased manufacturing use in Frederick County will therefore involve overburden removal, controlled blasting and ore 2 Impact Analysis Stateme* 01 ntstone - Middletown extraction, crushing of ore for transport (via central crusher facility), and the loading of materials for transfer. Additionally, the Applicant has proffered that activities such as asphalt or concrete mixing plants, cement and lime kilns, and oil and natural gas extraction will be prohibited. As such, the proposed rezoning will only allow for an extension of the existing quarrying activities from the existing operation to the subject property. Any transfer of materials between the Middletown and Strasburg facilities will occur through the continued use of trucks and the adjoining CSX rail line. There is also the potential for a future internal conveyor system that could ultimately eliminate the exclusive reliance on these existing modes for material transfer. An extensive network of earthen berms will be installed to screen active mining activities. Moreover, substantial buffers will be provided around the perimeter of the site sufficient to further separate adjoining properties and land uses from mining operations. The provision of perimeter buffers is assured by proffer.. Site and Land Use Histo The subject properties contain significant limestone deposits that are recognized for their exceptional purity and consistency. For over a century, limestone ore has been extracted and processed via the existing Middletown and Strasburg quarry facilities, which are located adjacent to the subject acreage. These facilities serve a diverse array of industrial, environmental, and municipal markets with four primary product groups - high calcium quicklime, hydrated lime, chemical grade limestone, and construction aggregates. The applications for these products are numerous, but most notably involve agriculture, pollution reduction technologies, national defense infrastructure, road building, and food processing. The existing Middletown quarry facilities have been in active operation since the late 1950's under various ownership interests, and were acquired by Global Stone Chemstone Corporation from Chemstone Corporation in the mid- 1990's. The Strasburg plant has operated continuously since 1896. As noted in the introductory section of this report, the acreage proposed for rezoning is adjacent to these facilities and has been controlled by mining interests for the past forty years, which has assured the availability of extensive limestone ore reserves for eventual extraction. Thus, although the zoning of the subject acreage has remained RA, the acreage has historically been reserved for extractive manufacturing as its intended use. The uneventful history of quarry operations in the Middletown and Strasburg areas has demonstrated the ability of such facilities to amicably co -exist with nearby residents and land uses. Open meetings have been held by quarry companies over the years to foster communication with citizens and local officials. Such meetings have allowed compatibility issues to be identified and 3 bnpact Analysis Statetneo W nstone - Middletown addressed proactively, thus ensuring the operation of extractive manufacturing uses with minimal impact to the surrounding community. Open meetings will continue to serve a vital role in assuring that dialogue between Chemstone and the community is on -going and constructive. Environmental Features The Northern Reserve and Middle Marsh properties each contain environmentally sensitive areas. The following table identifies the environmental resources located on the properties, and further indicates the potential areas for mining activity and likely scope of impact for each resource. 'Source: Science Applications International corporation (SAIGJ, uctooer zuv7. The above data summarizes a study report generated by Science Applications International Corporation (SAIC) for Chemstone in October 2001, a complete copy of which is included with this impact statement as Appendix "A." It is important to note that the total acreage of the proposal has decreased from 691 acres to 639 acres since the SAIC report was completed. The scope of the SAIC study is extensive, and is comparable to that of an environmental assessment (EA) under the National Environmental Policy Act (NEPA). Of the total acreage proposed for rezoning, it is projected that actual excavation will involve approximately acres, or only 11% of the area to be rezoned. Areas adjoining the quarries will be devoted to materials processing and storage of said materials as well as discarded earth. Areas for excavation, processing and storage will be located and managed to protect identified environmental features from deleterious impact. Moreover, in any case where disturbance is proposed, appropriate mitigation strategies will be employed pursuant to the requirements III Northern Reserve Middle Marsh Rezoning Property Property Total Acreage 158 acres 533 acres 691 acres Mining Area 24 acres 54 acres 78 acres (guar pits) Area Impact Area Impact Area Impact Resource %) Area (% ) Area (% Area Wetlands J. acres <0.10 ac. 0.3 ac. None 2.2 acres <0.10 ac. 1.20% 0.06% 0.32% 8 10,984 793 19,905 793 Streams lineal ft. None lineal ft. lineal ft. lineal ft. lineal ft. 125 Flood Plain 36 acres 1.0 ac. 89 acres 3.0 ac. acres 4.0 ac. (22.8%) (16.7%) 18.1% Steep Slopes None None None None None None ( >50 %) 'Source: Science Applications International corporation (SAIGJ, uctooer zuv7. The above data summarizes a study report generated by Science Applications International Corporation (SAIC) for Chemstone in October 2001, a complete copy of which is included with this impact statement as Appendix "A." It is important to note that the total acreage of the proposal has decreased from 691 acres to 639 acres since the SAIC report was completed. The scope of the SAIC study is extensive, and is comparable to that of an environmental assessment (EA) under the National Environmental Policy Act (NEPA). Of the total acreage proposed for rezoning, it is projected that actual excavation will involve approximately acres, or only 11% of the area to be rezoned. Areas adjoining the quarries will be devoted to materials processing and storage of said materials as well as discarded earth. Areas for excavation, processing and storage will be located and managed to protect identified environmental features from deleterious impact. Moreover, in any case where disturbance is proposed, appropriate mitigation strategies will be employed pursuant to the requirements III Impact Analysis Statenree Olmstone - iWiddletown of the Frederick County Zoning Ordinance and all applicable state and federal regulations. It is noted that the SAIC study indicates impacts to approximately 793 linear feet of natural waterways traversing the properties. As per the Frederick County Zoning Ordinance, disturbance of natural waterways and riparian buffer areas is prohibited except for roads and /or public utilities and public facilities. Encroachment within riparian areas will be limited accordingly, which will likely result in a lesser impact on stream areas than projected by the SAIC study. The results of the environmental assessment of the subject acreage indicate that the identified conditions will neither preclude nor substantially hinder use of the properties for extractive manufacturing. Soils /Geology The General Soil Map of the Soil Survey of Frederick County. Virginia indicates that the soils comprising the subject parcels fall under the Frederick-Poplimento- Oaklet soil association. The following table identifies the multiple soil types present on each property: Northern Reserve /Man Rheet.S4 of Rnil Survev) Map Symbol Soil Name Slopes (range 5C Carbo silt loam 7 to 15 % 13C Frankstown channery silt loam 7 to 15 % 14C Frederick -Po limento loams 7 to 15 % 15E Frederick -Po limento very ravel) loams 25 to 60 % 17C Frederick -Po limento -Rock outcro com lex 2 to 15 17E Frederick -Po limento -Rock outcro complex 15 to 45 39C Swimley silt loam 7 to 15 % Middle Marsh /Man .Sheet fit of Rnil RnrvPv) Map Symbol Soil Name Slopes (range 5B Carbo silt loam* 2 to 7 % 5C Carbo silt loam 7 to 15 % 6C Carbo - Oaklet silt loams, very rocky 2 to 15 % 7C Carbo - Oaklet -Rock outcrop complex 2 to 15 % 32C Oaklet silt loam 7 to 15 % 39B Swimley silt loam* 2 to 7 % 40B Timberville silt loam* 2 to 7 % *Denotes soils classified as Prime Farmland (see Soil Survey, p. 123, I apse 5). The majority of the soil types comprising the subject acreage are not considered prime farmland. However, the Middle Marsh property does contain pockets of three soil types that are distinguished for their agricultural value. These soil 5 Impact Analysis Stateme�lo 0einstone - Middletown types are identified in the table above with an asterisk ( "). The unique geological characteristics that give the property its value for extractive manufacturing also produce areas of enhanced soil fertility, which, when existent over large contiguous areas, may be conducive to productive agriculture. In the case of the Middle Marsh property, the prime farmland soils are generally fragmented and dispersed throughout the site thereby limiting its overall agricultural value. The purity and consistency of the limestone deposits that underlie the subject properties constitute the ideal geologic conditions for extractive manufacturing use. The characteristics of the identified soil types and any implications for site development are manageable through the site engineering process. Access Public road access to the Middletown facility occurs from Route 757 (McCune Road) via Route 625 (Veterans Road — Frederick County, 5th Street — Town of Middletown), which is accessed from US Route 11 in the Town of Middletown. The site possesses direct access to the CSX rail line, which allows the extensive use of railroad facilities to transport materials between facilities. Moreover, a system of internal conveyors is planned for the transfer of materials between the Middletown and Strasburg plants, which will result in the operational integration of the Chemstone operations in Frederick and Shenandoah Counties. The utilization of such alternative modes of transportation and material transfer ensures an operational efficiency that minimizes impacts to the secondary road network. D. TRANSPORTATION The transport of extracted limestone ore from the subject acreage to the Strasburg processing facility will occur via three modes, which are: 1. Truck 2. Rail (existing CSX rail line); and 3. Conveyor system (internal, directly linking quarries and Strasburg plant); While the conveyor system may be a feasible approach in the future, it is recognized that this alternative requires the most significant investment in terms of both initial installation and long -term operation. Thus, while the conveyor system represents the long term goal for inter -plant material transfer, it is unlikely to be implemented as a short term improvement. As such, inter -plant transfer will continue to occur via rail and truck transport Initial contact with state permitting agencies has indicated that future implementation of the proposed conveyor system would be feasible. At such time that it is installed, the crossing of the conveyor over Cedar Creek will be 6 Impact Analysis S/atemeno Ontsione - Middletown completely enclosed to preclude accidental loss of material into the waterway, and will further be screened to minimize visual impacts. As noted above, the inter -plant transfer of materials by train and truck will continue to occur to some degree regardless of the availability of the conveyor system. Given the potential for truck traffic on the surrounding road network, a traffic impact analysis (TIA) was completed for this application and is included with this statement as Appendix "B" (Traffic Impact Analysis of O -N Minerals (Chemstone), dated March 20, 2007). The TIA considers two transportation scenarios for this rezoning. The first scenario assumes that traffic is re- routed from the Strasburg operation to the Middletown plant if a problem were to ever occur with the Strasburg rock crusher necessitating the use of the Middletown crusher. The second scenario assumes a an interruption to rail transport that would require the Middletown operation to utilize trucks exclusively. The scope of the analysis for each scenario focuses principally on the intersection of Route 625 (5 Street) and US Route 11 (Main Street) in the Town of Middletown. The existing Middletown facility generates a total of 222 vehicle trips per day (ADT), based on actual traffic counts. This traffic includes employee trips, customer trips, and Chemstone's inter -plant material transfer trips. The TIA projects anticipated traffic using trip generation data from the I.T.E. Trip Generation Manual, 7 th Edition Under the first transportation scenario, the TIA projects that the rezoning would result in an increase of 134 trips per day, totaling 356 ADT for the facility as a whole. Trips of all types are increased with this scenario. Under the second transportation scenario, which assumes an interruption in rail service, the rezoning would produce a net increase of only 82 trips per day, resulting in a total of 304 ADT for the expanded facility. The TIA concludes that study area roads and intersections have the capacity to accommodate the trips generated by the proposed rezoning at acceptable and manageable level of service conditions. Although the second transportation scenario is clearly of lesser overall impact, the TIA indicates that Level of Service Category B conditions or better are maintained at studied intersections under both of the scenarios analyzed, thus ensuring consistency with the transportation objectives of the Comprehensive Policy Plan regardless of the ultimate mode(s) used for inter -plant material transfer. E. SEWAGE CONVEYANCE AND WATER SUPPLY The Middletown facility is served by a private health system for on -site sewage disposal. No additional sewage facilities will be required by this rezoning. Water supply for the Middletown facility is obtained by quarry pit de- watering, which occurs through the mining process. This source will provide sufficient supply and 7 Impact Analysis .StatenienO Olmsione - Middletown pressure for the expanded mining use, to include dust control in and around the quarries. All de- watering activities will be performed pursuant to DMM requirements, and in accordance with the approved mining permit for the Middletown operation. F. DRAINAGE The plan of operation /mine permit map is required to include a drainage plan subject to DMM review and approval. The drainage plan must address several items, to include the following: (a) the directional flow of water on and away from the site, (b) location and specifications of constructed drainage ways, (c) the use of natural waterways for drainage, and (d) delineation of the streams or tributaries receiving the discharge. Should the requested rezoning be approved, the mining permit must be amended to include the subject acreage, which will involve preparation of a revised drainage plan that ensures effective incorporation of the expansion area into the facility's overall drainage system. G. SOLID WASTE DISPOSAL Solid waste generated by employee activities will be collected in dumpster facilities and removed from the site by commercial refuse carrier. Solid waste will be transferred to the Frederick County landfill for ultimate disposal by said carrier. Waste resulting from mining activities will be placed in spoil stockpiles and within berms used for facility screening. The storage and adaptive use of spoils will be addressed through the approval process for the amended mining permit, and will therefore be required to meet all DMM requirements. H. HISTORICAL SITES AND STRUCTURES The subject properties are located within the boundaries of the Cedar Creek Battlefield. The Middle Marsh property is noted to contain ruins referred to on maps as "Nieswander's Fort." A detailed Historic Impact Assessment is included with this report as Appendix "C," which discusses both the role of the site in the referenced Civil War battle and the potential origin and significance of the ruins. The conclusions of this study indicate that significant historic resources will not be lost due to the proposed use. The site is located immediately west and adjacent to the Cedar Creek and Belle Grove National Historical Park, the boundaries of which were established by federal law in 2002. To ensure that the visual impacts to this adjoining resource are mitigated, Chemstone has provided for a comprehensive berm plan to ensure that site lines are not negatively impacted. Moreover, berms surrounding the pits will be constructed with smooth lines and grades to preclude fragmentation of the park's viewshed. M Impact Analysis Statewne* Omstone - Middletown I. IMPACT ON COMMUNITY FACILITIES The Frederick County Fiscal Impact Model was run to assess the likely impact of the proposed project on capital facilities. The output module generated by this analysis indicated that the proposed land uses would result in a net positive fiscal impact. Such positive impacts are derived from increased revenue from real estate and machinery/tools taxes. E