HomeMy WebLinkAbout09-09 Impact AnalysisIMPACT ANALYSIS STATEMENT
GRAYSTONE CORPORATION
OFFICE INDUSTRIAL, PARK
REZONING
Tax Map Parcels
43 -((A)) -158, 44- ((A)) -25 44- ((A)) -26
Aggregate Area of 271.39± acres
Current Owners: Graystone Corporation of Virginia
Contact Person:
Stonewall Magisterial District
Frederick County, Virginia
October 9, 2009
Evan A. Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering
General Information
Location:
Magisterial District:
Tax Map Parcel Numbers:
Current Zoning:
Current Use:
Proposed Zoning:
Proposed Use:
Total Area:
COMPREHENSIVE POLICY PLAN
Graystone Corporation Rezoning
North side of Redbud Road (Route 661); East side
of CSX Railroad; West side of Milburn Road
(Route 662); and south side of McCanns Road
(Route 838).
Stonewall Magisterial District
43 -((A)) -158, 44 ((A)) -25, and 44- ((A)) -26,
RA, Rural Areas District
Agricultural, Residential, and Unimproved
M1, Light Industrial District
Office and Industrial Park
271.39± acres
The Frederick County Board of Supervisors adopted revisions to the Northeast Frederick
Land Use Plan on August 13, 2003. This Comprehensive Policy Plan amendment was
the third adoption of land use development concepts for this geographic area of the
County over an eight -year period. At this time, the Northeast Frederick Land Use Plan
identifies the 271.39± acres within a Planned Unit Development designation, while
previous versions of the Northeast Frederick Land Use Plan have identified this acreage
for industrial and office land use. Objectives for the Northeast Frederick Land Use Plan
call for the identification of appropriate locations within the study area for inclusion in
the Sewer and Water Service Area (SWSA), the concentration of industrial uses near
major road and railroad transportation systems, encouraging central access points to
industrial areas while minimizing new driveways and intersections with Route 11 north,
and encouraging industrial land uses to locate within master planned areas. Additionally,
the Planned Unit Development designation promotes a balance between residential,
employment and services uses; therefore, the 271.39± acre subject site would assist in
providing a balance of employment land use within this geographic region of the County.
The 271.39± acre subject site has been included within the Sewer and Water Service
Area (SWSA) and is located adjacent to the CSX Railroad with approximately 6,800
linear feet of rail frontage. The 271.39± acre subject site has been identified to contain a
segment of the Route 37 corridor with a new interchange area, and is planned to provide
for an urban collector road system (Snowden Bridge Boulevard) that connects Route 11
File #2760GC 2
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Graystone Corporation Rezoning
north to Old Charles Town Road. The Applicants propose to rezone the 271.39± acre
subject site to the M1, Light Industrial District, to provide areas for research and
development centers, office parks, and industrial uses near major transportation facilities.
The Applicants have proffered a development program that accounts for the objectives
specified in the Northeast Frederick Land Use Plan and have proffered a Generalized
Development Plan (GDP) that reflects the current location for the Route 37 corridor and
the Snowden Bridge Boulevard urban four -lane divided collector road system, which is
not accurately depicted in the 2003 Northeast Frederick Land Use Plan. Therefore, the
Applicants have provided a rezoning application that is in conformance with the
Northeast Frederick Land Use Plan objectives for land use development, transportation
and infrastructure, and planning policies specified in the Comprehensive Policy Plan.
SUITABILITY OF THE SITE
Existing Conditions
The subject properties comprising the 271.39± acre site consist primarily of open fields
and woodlands with rolling and moderately sloped terrain. These properties are primarily
unimproved with minor areas of active agricultural activity. A residential structure
(mobile home) exists on tax parcel 44- ((A)) -26, which is utilized as a rental unit;
however, no other occupied structures are located on the subject properties. An old barn
and old storage structures exist on tax parcel 44- ((A)) -26; however, the condition of these
structures will require their removal along with the residential structure when the office
and industrial park is developed. All existing structures will be permitted with the
Frederick County Building Inspections Department to ensure that all necessary measures
are accomplished prior to demolition. Additionally, an overhead power line exists along
the western property boundary paralleling the CSX railroad, as well as an overhead
power line, which runs east -west through tax parcel 44- ((A)) -26. These power lines will
be evaluated during the site development phase to determine appropriate underground
placement, as well as clearances for rail spur access into the site.
Floodplains
The subject properties comprising the 271.39± acre site are located on FEMA FIRM Map
#510063- 0105 -B. The entire site is identified within a "ZONE C" area that is outside of
the floodplain limits. Therefore, the development of structures and road systems
throughout the subject properties will not impact floodplains within this geographic area
of the County.
Wetlands
The National Wetlands Inventory Map identifies two small wetland areas throughout the
271.39± acre site that are located in the central and southeastem portions of the subject
properties. The Applicants have conducted a detailed Wetlands Delineation Study
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Steep Slopes
Mature Woodlands
Soil Types
Graystone Corporation Rezoning
prepared by Environmental Consulting Services (ECS) for the entire project site. The
Applicants have received a Jurisdiction Determination Letter from the U.S. Army Corp of
Engineers dated July 27, 2009, which identifies the approved wetland areas on the subject
properties. These areas are delineated on the Graystone Corporation Property
Environmental Features Map Exhibit that is included with this analysis. Additionally, a
copy of the Jurisdiction Determination Letter has been included with this analysis. The
projected impacts to the wetland areas in the central portion of the subject properties will
be associated with the future development of the Route 37 corridor, and the projected
impacts to the wetland areas will be associated with the development of office or
industrial structures, parking areas and stormwater management facilities. It is
anticipated that some of the defined wetland areas exist due to the presence of springs on
the subject property. The location of all identified wetlands areas and springs will be
provided on the Master Development Plan, which will include narratives satisfactory to
ensure compliance with all Federal, State, and local requirements during major
infrastructure development and during individual site plan development.
The subject properties comprising the 271.39± acre site do not contain areas of steep
slope as defined. The most significant slope within the project site is located adjacent to
McCann Road (Route 838) along the northern boundary, which is approximately 25%
slope. This portion of the project site is proffered to remain in its natural state to serve as
a green space buffer area between the office and industrial land bay development areas
and McCanns Road, the Milburn Cemetery, and the Helm McCann springhouse.
Therefore, there are no impacts to steep slopes associated with the development of the
office and industrial park.
The subject properties comprising the 271.39± acre site contain sparse stands of mature
woodlands and secondary growth areas that are located primarily within the central and
southwestern portions of the project site. The proffered generalized development plan
(GDP) identifies portions of the Route 37 corridor study area, the extension of Snowden
Bridge Boulevard, and the M1 District land bays with rail access as impacting identified
mature woodlands and secondary growth areas; therefore, disturbance of these features
will occur. The Frederick County Zoning Ordinance allows for disturbance of mature
woodland areas to implement planned development areas within the Sewer and Water
Service Area (SWSA) and establishes landscaping requirements to mitigate this impact.
Therefore, the Applicant will disturb these areas during the development of the office and
industrial park and will identify the location of new landscaping areas during the Site
Development Plan process for individual sites.
The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service
and the Frederick County GIS Database was consulted to determine soil types contained
File #2760GC 4
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Graystone Corporation Rezoning
in this tract. The subject properties comprising the 271.39± acre site contain the
following soil types:
3B Blairton Silt Loam, 2 -7% slopes
5B Carbo Silt Loams, 2 -7% slopes
5C Carbo Silt Loams, 7 -15% slopes
6C Carbo- Oaklet Silt Loams, Very Rocky, 2 -15% slopes
7C Carbo- Oaklet -Rock Outcrop Complex, 2 -15% slopes
8B Chilhowie Silty Clay Loams, 2 -7% slopes
8C Chilhowie Silty Clay Loams, 7 -15% slopes
9C Clearbrook Channery Silt Loams, 7 -15% slopes
14B Frederick Poplimento Loams, 2 -7% slopes
14C Frederick Poplimento Loams, 7 -15% slopes
16C Frederick-Poplimento Loams, very rocky, 7 -15% slopes
17C Frederick Poplimento -Rock Outcrop Complex, 2 -15% slopes
25C Laidig Very Stony Fine Sandy Loams, 7 -15% slopes
32B Oaklet Silt Loams, 2 -7% slopes
32C Oaklet Silt Loams, 7 -15% slopes
33E Opequon- Chilhowies Silty Clays, Very Rocky, 15 -45% slopes
41B Weikert-Berks Channery Silt Loams, 2 -7% slopes
41C Weikert-Berks Channery Silt Loams, 7 -15% slopes
44C— Zoar Silt Loams 7 -15% slopes
Table 5 of the Soil Survey identifies soil types 3B, 5B, 14B and 32B as prime farmland
soils. These soil types exist primarily in the central and southern portions of the subject
site. The proffered Generalized Development Plan (GDP) identifies these areas for office
and manufacturing land use, the Route 37 corridor study area, and the Snowden Bridge
Boulevard extension.
Table 10 of the Soil Survey identifies the majority of soil types as severe for the
development of roads and commercial structures due to shrink -swell potential and
wetness, while some soil types are identified as moderate for the same purposes. Soils
testing and compaction testing are standard practice for development projects and road
construction; therefore, reports verifying soils suitability will be conducted throughout
the development of the subject site. Additionally, the majority of the subject site is
underlain by limestone geology, which includes the presence of sinkhole areas on the
subject properties. Limestone geology needs to be treated with care during site
development to ensure that solution channels and sinkholes are identified prior to site
disturbance and are designed to prevent infiltration of pollutants. The Applicant will
incorporate narratives on the Master Development Plan that commit to geotechnical
analysis during the site plan process to determine the location of potential sink holes,
solution channels and other karst features. Geotechnical reports will be provided to the
County Engineer as a condition of land disturbance for identified areas of concern during
the site plan process.
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Greenway Engineering
TRANSPORTATION
Traffic Impact Analysis
Graystone Corporation Rezoning
SURROUNDING PROPERTIES
The zoning and land uses for adjoining parcels are as follows:
North: Zoned RA, Rural Area District Use: Unimproved and Permanent Easement
South: Zoned RA, Rural Area District Use: Residential; Unimproved;
Agricultural and Permanent Easement
East: Zoned RA, Rural Areas District Use: Residential; Agricultural;
Unimproved
Zoned R4, Residential Planned Community District Use: Snowden Bridge
West: Zoned RA, Rural Area District Use: Nursery Unimproved
Zoned RP, Residential Performance District Use: Unimproved
Zoned M1, Light Industrial District Use: Omps Trucking
The subject properties adjoin several properties to the north and east, which are primarily
utilized for agricultural and use, while adjoining properties to the south and west are
primarily utilized for residential, commercial and industrial land use. The development
of the office and industrial park Will provide buffers and screening for the benefit of
adjacent residential properties and is compatible with all other adjoining land uses.
Therefore, the Applicant can mitigate impacts to adjoining properties during the
development of this project.
A detailed Traffic Impact Analysis (TIA) has been prepared for the Graystone
Corporation Office and Industrial Park by Greenway Engineering, dated August 24,
2009, which is included as a component of the Impact Analysis Statement. The TIA has
been prepared to determine the projected impacts associated with the proposed
development, which assumes 1,749,000 square feet of office land use and 570,000 square
feet of industrial land use that is developed over a three -phase study. The TIA studies
turning movements and capacities at 19 intersections including the Interstate 81 Exit 317
on and off ramps, multiple intersections along the Martinsburg Pike (U.S. Route 11
North) corridor, and along Snowden Bridge Boulevard. Additionally, the TIA provides
for an analysis including the Route 37 bypass with a 20 intersection point on the subject
property. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak
File #2760GC 6
Greenway Engineering
hour weekday traffic volumes, an analysis for interstate ramp merge and divergence, an
analysis for arterial LOS along the Martinsburg Pike corridor, as well as Average Daily
Traffic (ADT) volumes for existing, background, and build -out conditions for each
transportation phase.
The Applicants have prepared studies of existing office and industrial park traffic
volumes to provide a comparative analysis between developed projects of similar size
and the traffic volumes assumed using the ITE 7 Edition Manual. These studies have
been considered by VDOT and the Frederick County Transportation Planner and have
been deemed acceptable for use in the TIA for the Graystone Corporation Office and
Industrial Park. VDOT and the County felt that the traffic volumes associated with the
existing office and industrial parks should be increased by 15% to provide for a
conservative analysis of this project, which has been factored into the TIA. Therefore,
the TIA that is included as a component of this rezoning application provides for accurate
data with a conservative buffer to allow for a realistic account of the transportation
impacts associated with this development proposal. The following information identifies
the results of the TIA analysis associated with intersection analyses, Interstate 81 ramp
analyses, and Route 11 arterial analyses for each phase of development for the Graystone
Corporation Office and Industrial Park.
PHASE 1 (2015):
Intersection Analyses
Graystone Corporation Rezoning
1. Route 11 Crown Lane Analyses revealed overall levels of service of "C"
or better during the AM and PM peak hours. All lane groups, except the
eastbound left during the PM peak hour, maintain levels of service of "D" or
better. The eastbound left-turn movement will yield a PM peak hour level of
service "F" during 2015 background and build -out conditions. This is
primarily due to the "green- time" required to maintain proper progression for
the synchronized traffic signal system along Route 11.
2. Route 11 Welltown Road: Analyses revealed overall levels of service of
"D" or better during the AM peak hour and "F" during the PM peak hour.
The PM peak hour will maintain levels of service "F" during 2015
background and build -out conditions. "Regional improvements" are
recommended to facilitate acceptable level of service during the PM peak
hour.
3. Route 11 1 -81 Southbound Ramps: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups,
except the southbound left during the PM peak hour, maintain levels of
service of "D" or better. The southbound left -turn movement will yield a PM
peak hour level of service "E" during 2015 background and build -out
File #2760GC 7
Greenway Engineering
Ramp Analyses
Graystone Corporation Rezoning
conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
4. Route 11 1 -81 Northbound Off -Ramp: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups
maintain levels of service of "D" or better.
5. Route 11 1 -81 Northbound On -Ramp /Red Bud Road: Analyses revealed
overall levels of service of "C" or better during the AM and PM peak hours.
All lane groups, except the northbound left during the PM peak hour, maintain
levels of service of "D" or better. The northbound left -turn movement will
yield a PM peak hour level of service "E" during 2015 background and build
out conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
6. Route 11 Merchant Street/Snowden Bridge Boulevard: Analyses revealed
overall levels of service of "C" or better during the AM and PM peak hours.
All lane groups maintain levels of service of "D" or better.
7. Route 11 FEMA Entrance: Analyses revealed unsignalized levels of
service of "C" or better during the AM and PM peak hours. All lane groups
maintain levels of service of "C" or better.
8. Route 11 Old Charles Town Road: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups,
except the westbound and southbound left during the PM peak hour, maintain
levels of service of "D" or better. The westbound and southbound left -turn
movements will yield a PM peak hour level of service "E" or worse during
2015 background and build -out conditions.
1. 1 -81 Mainline Northbound On -Ramp: Analyses
of "C" or better during the AM and PM peak hours.
2. 1 -81 Mainline Northbound Off-Ramp: Analyses
of "C" or better during the AM and PM peak hours.
3. 1 -81 Mainline Southbound On -Ramp: Analyses
of "C" or better during the AM and PM peak hours.
4. 1 -81 Mainline Southbound Off Ramp: Analyses
of "C" or better during the AM and PM peak hours.
revealed levels of service
revealed levels of service
revealed levels of service
revealed levels of service
File #2760GC 8
Greenway Engineering
Arterial Analyses
1. Route 11, South of the 1 -81 Interchange: Analyses revealed levels of service
of "D" or better for the northbound AM, northbound PM and southbound AM
peak hours. The southbound PM will maintain levels of service of "F" during
2015 background and build -out conditions. This is primarily due to the sub-
standard intersection spacing currently existing along this segment of Route
11. "Regional improvements" are recommended to facilitate acceptable level
of service during the PM peak hour.
2. Route 11, North of the 1 -81 Interchange: Analyses revealed levels of service
of "D" or better for the northbound AM, northbound PM, southbound AM and
southbound PM peak hours.
3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of
service of "D" or better for the northbound AM, northbound PM, southbound
AM and southbound PM peak hours.
PHASE 2 (2022):
Intersection Analyses
Graystone Corporation Rezoning
1. Route 11 Crown Lane: Analyses revealed overall levels of service of "C"
or better during the AM and PM peak hours. All lane groups, except the
eastbound left and westbound left during the PM peak hour, maintain levels of
service of "D" or better. The eastbound and westbound left-turn movements
will yield a level of service "E" or worse during 2022 background and build
out conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
2. Route 11 Welltown Road: Analyses revealed overall levels of service of
"D" or better during the AM peak hour and "F" during the PM peak hour.
The PM peak hour will maintain levels of service "F" during 2022
background and build -out conditions. "Regional improvements" are
recommended to facilitate acceptable level of service during the PM peak
hour.
3. Route 11 1 -81 Southbound Ramps: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups,
except the southbound left during the PM peak hour, maintain levels of
service of "D" or better. The southbound left -turn movement will yield a PM
peak hour level of service "E" or worse during 2022 background and build -out
conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
File #2760GC 9
Greenway Engineering
Graystone Corporation Rezoning
4. Route 11 1 -81 Northbound Off -Ramp: Per the VDOT /County approved
scoping document, Greenway Engineering has assumed the relocation of the
I -81 northbound off -ramp to intersect with Route 11 opposite the existing I -81
northbound on -ramp. In coordination with this improvement, Red Bed Road
trips would be re- routed to Snowden Bridge Boulevard via the North
Stephenson Tract.
5. Route 11 1 -81 Northbound Ramps: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups,
except the eastbound left during the PM peak hour, maintain levels of service
of "D" or better. The eastbound left -turn movement will yield a PM peak
hour level of service "F" during 2022 background and build -out conditions.
This is primarily due to the "green- time" required to maintain proper
progression for the synchronized traffic signal system along Route 11.
Greenway Engineering does not recommend improvements for this
intersection.
6. Route 11 Merchant Street /Snowden Bridge Boulevard: Analyses revealed
overall levels of service of "C" or better during the AM and PM peak hours.
All lane groups, except the westbound and northbound left during the PM
peak hours, will maintain levels of service of "D" or better. The westbound
and northbound left-turn movements will maintain constrained levels of
service of "E" during the PM peak hour build -out conditions.
7. Route 11 FEMA Entrance: Analyses revealed unsignalized levels of
service of "D" or better during the AM and PM peak hours. All lane groups
maintain levels of service of "D" or better.
8. Route 11 Old Charles Town Road: Analyses revealed overall levels of
service of "C" or better during the AM peak hour and "F" during the PM peak
hour. All lane groups, except the westbound and southbound left during the
PM peak hour, maintain levels of service of "D" or better. The westbound
and southbound left -turn movements will yield a PM peak hour level of
service "E" or worse during 2022 background and build -out conditions.
"Regional improvements" are recommended to facilitate acceptable level of
service during the PM peak hour.
Ramp Analyses
1. 1 -81 Mainline Northbound On -Ramp: Analyses revealed levels of service
of "C" or better during the AM and PM peak hours.
2. 1 -81 Mainline Northbound Off-Ramp: Analyses revealed levels of service
of "C" or better during the AM and PM peak hours.
File #2760GC 10
Greenway Engineering
3. 1 -81 Mainline Southbound On -Ramp: Analyses revealed levels of service
of "C" or better during the AM and PM peak hours.
4. 1 -81 Mainline Southbound Off -Ramp: Analyses revealed levels of service
of "D" or better during the AM and PM peak hours.
Arterial Analyses
1. Route 11, South of the 1 -81 Interchange: Analyses revealed levels of service
of "C" or better for the northbound AM, northbound PM and southbound AM
peak hours. The southbound PM will maintain levels of service of "F" during
2022 background and build -out conditions. This is primarily due to the sub-
standard intersection spacing currently existing along this segment of Route
11. "Regional improvements" are recommended to facilitate acceptable level
of service during the PM peak hour.
2. Route 11, North of the 1 -81 Interchange: Analyses revealed levels of service
of "D" or better for the northbound AM, northbound PM, southbound AM and
southbound PM peak hours.
3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of
service of "C" or better for the northbound AM, northbound PM, southbound
PM peak hours. The southbound AM will maintain levels of service of "E"
during 2022 build -out conditions.
PHASE 3 (2028):
Intersection Analyses
Graystone Corporation Rezoning
1. Route 11 Crown Lane: Analyses revealed overall levels of service of "C"
or better during the AM and PM peak hours. All lane groups, except the
eastbound left and westbound left during the PM peak hour, maintain levels of
service of "D" or better. The eastbound and westbound left -turn movements
will yield a level of service "E" or worse during 2028 background and build
out conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
2. Route 11 Welltown Road: Analyses revealed overall levels of service of
"D" or better during the AM peak hour and "F" during the PM peak hour.
The PM peak hour will maintain levels of service "F" during 2028
background AND build -out conditions. "Regional improvements" are
recommended to facilitate acceptable level of service during the PM peak
hour.
File ##2760GC 11
Greenway Engineering
Graystone Corporation Rezoning
3. Route 11 1 -81 Southbound Ramps: Analyses revealed overall levels of
service of "C" or better during the AM and PM peak hours. All lane groups,
except the southbound left during the PM peak hour, maintain levels of
service of "D" or better. The southbound left -turn movement will yield a PM
peak hour level of service "E" or worse during 2028 background and build -out
conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
4. Route 11 1 -81 Northbound Off -Ramp: Per the VDOT /County approved
scoping document, Greenway Engineering has assumed the relocation of the
I -81 northbound off -ramp to intersect with Route 11 opposite the existing I -81
northbound on -ramp. In coordination with this improvement, Red Bed Road
trips would be re- routed to Snowden Bridge Boulevard via the North
Stephenson Tract.
5. Route 11 1 -81 Northbound Ramps: Analyses revealed overall levels of
service of "E" or better during the AM and PM peak hours under build -out
Scenario A (without Route 37). The eastbound left -turn movement will yield
a PM peak hour level of service "F" during 2028 background and build -out
conditions. This is primarily due to the "green- time" required to maintain
proper progression for the synchronized traffic signal system along Route 11.
The overall levels of service would improve to "D" or better assuming the
construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route
37 (Scenario B). This improvement would be facilitated by the dedication of
right -of -way that is being proffered as a condition of the rezoning, which will
be developed by others.
6. Route 11 Merchant Street/Snowden Bridge Boulevard: Analyses revealed
overall levels of service of "C" or better during the AM and PM peak hours.
All lane groups, except the westbound and northbound left during the PM
peak hours, will maintain levels of service of "D" or better. The westbound
and northbound left -turn movements will maintain constrained levels of
service of "E" during the PM peak hour build -out conditions.
7. Route 11 FEMA Entrance: Analyses revealed unsignalized levels of
service of "E" or better during the AM and PM peak hours under build -out
Scenario A (without Route 37). The levels of service would improve to "D"
or better assuming the construction of the interchange (SPUI) of Snowden
Bridge Boulevard/Route 37 (Scenario B). This improvement would be
facilitated by the dedication of right -of -way that is being proffered as a
condition of the rezoning, which will be developed by others.
8. Route 11 Old Charles Town Road: Analyses revealed overall levels of
service of "C" or better during the AM peak hour and "F" during the PM peak
hour. All lane groups, except the westbound and southbound left during the
PM peak hour, maintain levels of service of "D" or better. The westbound
File #2760GC 12
Greenway Engineering Graystone Corporation Rezoning
Ramp Analyses
1. 1 -81 Mainline Northbound On -Ramp: Analyses
of "C" or better during the AM and PM peak hours.
2. 1 -81 Mainline Northbound Off -Ramp: Analyses
of "C" or better during the AM and PM peak hours.
3. 1 -81 Mainline Southbound On -Ramp: Analyses
of "C" or better during the AM and PM peak hours.
4. 1 -81 Mainline Southbound Off -Ramp: Analyses
of "D" or better during the AM and PM peak hours.
Arterial Analyses
and southbound left -turn movements will yield a PM peak hour level of
service "E" or worse during 2028 background and build -out conditions.
"Regional improvements" are recommended to facilitate acceptable level of
service during the PM peak hour.
revealed levels of service
revealed levels of service
revealed levels of service
revealed levels of service
1. Route 11, South of the 1 -81 Interchange: Analyses revealed levels of service
of "D" or better for the northbound AM, northbound PM and southbound AM
peak hours. The southbound PM will maintain levels of service of "F" during
2028 background and build -out conditions. This is primarily due to the sub-
standard intersection spacing currently existing along this segment of Route
11. "Regional improvements" are recommended to facilitate acceptable level
of service during the PM peak hour.
2. Route 11, North of the 1 -81 Interchange: Analyses revealed levels of service
of "D" or better for the northbound PM, southbound AM and southbound PM
peak hours. The northbound AM will maintain levels of service of "F' under
build -out Scenario A (without Route 37). The levels of service would
improve to "D" assuming the construction of the interchange (SPUI) of
Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would
be facilitated by the dedication of right -of -way that is being proffered as a
condition of the rezoning, which will be developed by others.
3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of
service of "C" or better for the northbound AM, northbound PM, southbound
PM peak hours. The southbound AM will maintain levels of service of "F"
under build -out Scenario A (without Route 37). The levels of service would
improve to "E" assuming the construction of the interchange (SPUI) of
Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would
be facilitated by the dedication of right -of -way that is being proffered as a
condition of the rezoning, which will be developed by others.
File #2760GC 13
Greenway Engineering
Per the request of Jerry Copp of the VDOT, Edinburg Residency, Greenway Engineering
also submitted an Addendum, dated September 29, 2009, to evaluate the following
transportation improvements proposed by VDOT to improve traffic flow along
southbound Martinsburg Pike (U.S. Route 11, between I -81 and Crown Lane 1) the
extension of the Martinsburg Pike southbound left-turn at the intersection of Martinsburg
Pike /I -81 southbound ramps; 2) the extension of the Martinsburg Pike southbound left-
turn lane at the intersection of Martinsburg Pike/Welltown Road; and 3) the addition of
third southbound through lane from the I -81 southbound ramps to Crown Lane.
Weekday AM and PM peak hours analyses were performed for each of the development
phases contemplated in the August 2009 submission. Other than the improvements
described above, all methodology utilized for this addendum are consistent with the
original Report. The following narratives describe the resultant impacts to the future
build -out traffic conditions evaluated in the Addendum:
PHASE 1 (2015):
Intersection Analyses
1. US Route 11 Crown Lane:
The eastbound Left -turn lane group level of service increased from
"F" to "E" during the PM peak hour.
2,
3. US Route 11 I -81 Southbound Ramps:
Not Applicable
Arterial Analyses
Graystone Corporation Rezoning
US Route 11 Welltown Road:
Overall levels of service improved from "F" to "D" during the PM
peak hour.
The westbound thru lane group level of service increased from "F"
to "D" during the PM peak hour.
The westbound approach level of service increased from "F" to
"D" during the PM peak hour.
The southbound approach level of service increased from "F" to
"E" during the PM peak hour.
1. US Route 11, South of the Welltown Road:
Southbound "arterial" levels of service improved from "F" to
"D" during the PM peak hour.
File #2760GC 14
Greenway Engineering
PHASE 2 (2022):
Intersection Analyses
1. US Route 11 Crown Lane:
The westbound left -tum lane group level of service increased from
"E" to "D" during the AM peak hour.
The eastbound left -turn lane group level of service increased from
"F" to "E" during the PM peak hour.
2. US Route 11 Welltown Road:
Overall levels of service improved from "F" to "D" during the PM
peak hour.
The westbound thru lane group level of service increased from "F"
to "D" during the PM peak hour.
The westbound approach level of service increased from "F" to
"D" during the PM peak hour.
The southbound approach level of service increased from "F" to
"E" during the PM peak hour.
3. US Route 11 I -81 Southbound Ramps:
Not Applicable
Arterial Analyses
1. US Route 11, South of the Welltown Road:
Southbound "arterial" levels of service improved from "F" to
"D" during the PM peak hour.
SEWAGE CONVEYANCE AND TREATMENT
Graystone Corporation Rezoning
The 271.39± acre site subject property is located within the current Sewer and Water
Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA)
approved a study that provided analysis for land use development throughout the
Northeast Frederick Land Use Plan area subsequent to County approval of the
Stephenson Village (now Snowden Bridge) planned unit development. This study
recommended the development of a regional pump station that would direct sewage
effluent to the Opequon Wastewater Reclamation Facility, that would be located on the
east side of Jordan Springs Road on the site of the existing lagoon owned by the historic
Jordan Springs Hotel. The regional pump station needed to serve the entire development
area was determined to accommodate a projected peak load of 2100 gallons -per- minute
(GPM) including a 10% safety factor and an ultimate station capacity of 2.75 million
gallons per -day (MGD). To date, the regional pump station and a 30 -inch sewer trunk
File #2760GC 15
Greenway Engineering
main has been developed, which is currently providing transmission of sewage effluent
from the Snowden Bridge project to the Opequon Wastewater Reclamation Facility. The
Applicants own the undeveloped Snowden Bridge property where the existing limits of
the 30 -inch sewer trunk main have been developed; therefore, the Applicants have the
ability to continue the sanitary sewer system to the 271.39± acre site subject property.
The following calculations provide information for projected sewage impacts associated
with the proposed 271.39± acre office and industrial park. These calculations assume
800 gallons per acre per day (GPD) for the build -out of the project site, which is based on
comparable discharge patterns for office and industrial land uses.
WATER SUPPLY
Q 800 gallons /day /acre
Q 800 GPD x 271.39± acres
Q 217,112 GPD projected at project build -out
Graystone Corporation Rezoning
The Opequon Water Reclamation Facility has a current hydraulic capacity of 8.4 MGD
and has a current 12 -month hydraulic flow average of 6.69 MGD. An expansion of this
facility is currently underway, which will increase the hydraulic capacity to 12.6 MGD
and institute treatment measures sufficient to meet state standards for nitrogen and
phosphorus. It is anticipated that the expansion of the Opequon Water Reclamation
Facility will be complete by Fall 2010, which will coincide with the first development
phase of the 271.39± acre subject property.
The proposed build -out of the 271.39± acre subject property is estimated to add 217,112
gallons per day to the public sewage conveyance system. Therefore, the proposed build
out of the subject property is anticipated to increase sewage treatment demands at the
Opequon Water Reclamation Facility by 1.9% above the current 12 -month hydraulic flow
average. The build -out of this project, coupled with current community development
treatment impacts represent 54.9% of the total hydraulic capacity at the Opequon Water
Reclamation Facility. The regional pump station has sufficient capacity to accommodate
this development proposal, and the 30 -inch sewer transmission main is of adequate size
to direct effluent to the Opequon Water Reclamation Facility. The Applicant will work
with the Winchester- Frederick Service Authority and the Frederick County Sanitation
Authority during the project development design phase to ensure that appropriate
infrastructure is in place to accommodate the impacts associated with this project.
The 271.39± acre site subject property is located within the current Sewer and Water
Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA)
owns and operates the Northern Water Treatment Plant, which is located to the north of
the subject property. The Northern Water Treatment Plant contains a 3 million gallon
ground storage tank and provides water transmission to this portion of the SWSA through
a 20" water transmission line that parallels the Winchester and Western Railroad
File #276000 16
Greenway Engineering
Q 1,000 gallons /day /acre
Q 1,000 GPD x 271.39± acres
Q 271,390 GPD projected at project build -out
Graystone Corporation Rezoning
Analysis of this system indicates that there is sufficient capacity to serve the proposed
office and industrial park. The following calculations provide information for projected
water impacts associated with the proposed 271.39± acre office and industrial park.
These calculations assume 1,000 gallons per acre per day (GPD) for the build -out of the
project site, which is a conservative estimate for office and industrial land uses. The
figures below represent the impact that the total build -out of the proposed land uses will
have on the water supply and treatment systems.
The proposed build -out of the 271.39± acre subject property is estimated to require
271,390 GPD of public water service for the office and industrial land uses. The
Northem Water Treatment Plant provides three million gallons per day (3 MGD) of
potable water from this facility as one of the water sources contributing to the public
water system within the Route 11 North Sewer and Water Service Area. Additionally, a
10 -inch water transmission line exists along Martinsburg Pike in this area of the County,
which is supplemented by other water sources available to FCSA. The projected water
usage for the build -out of the subject property would require approximately 7% of the
available storage capacity at the Northern Water Treatment Plant; therefore, this
information demonstrates that adequate water capacity is available for the proposed
office and industrial park.
Greenway Engineering has prepared design plans for the development of Snowden
Bridge Boulevard, which will connect Martinsburg Pike (U.S. Route 11 North) and Old
Charles Town Road (Route 761). The design plans that have been implemented bring a
16 -inch water transmission line into the Snowden Bridge Subdivision along Snowden
Bridge Boulevard to the northeast of the subject property. The 16 -inch water
transmission line will follow this road system to connect to the existing water line at the
Rutherford Crossing Center. Therefore, the subject property could be served through the
extension of the existing water transmission line. Additionally, a 1.25 MGD elevated
water storage tank has been proposed to provide adequate water pressure and fire flow
associated with the Snowden Bridge Subdivision. The Applicants will conduct an
analysis of this system during the site plan process for the first known user to determine if
the system is adequate at that time and will work with FCSA to implement infrastructure
necessary to serve the 271.39± acre subject property. The on -site water infrastructure
required to convey potable water to the proposed office and industrial land uses will be
developed by the Applicant to standards acceptable to the FCSA for future operation and
maintenance.
File #2760GC t7
Greenway Engineering
DRAINGE
Graystone Corporation Rezoning
SOLID WASTE DISPOSAL
The 271.39± acre subject property is naturally divided into 3 distinctive drainage areas,
which direct drainage from the west towards the CSX railroad, while drainage from the
north and east is directed to tributaries of Hiatt Run and Lick Run. The proffered
Generalized Development Plan (GDP) for the Graystone Corporation Office and
Industrial Park identifies the continuation of Snowden Bridge Boulevard as an east -west
urban collector road through the limits of the subject property, as well as a study corridor
area for the Route 37 bypass. The construction of Snowden Bridge Boulevard by the
Applicants and the construction of the Route 37 bypass by others will create defined land
bays as depicted on the proffered GDP, which will require a regional stormwater
management approach for the office and industrial park. The Applicants have conducted
a site visit with the Frederick County Public Works Department to determine potential
areas of concern and to determine an appropriate approach for stormwater management
implementation. The regional stormwater management approach will include a system
that is designed to ensure that infiltration of stormwater and pollutants is avoided and that
stormwater quality and quantity meet State and County regulations. The general location
of structures that will be utilized for regional stormwater management will be provided
on the Master Development Plan for the office and industrial park. Additionally, the
Applicant will incorporate narratives on the Master Development Plan that commit to
geotechnical analysis during the development of major infrastructure and during the
individual site plan process to determine the appropriate design measures for stormwater
management satisfactory the County Engineer. These measures that will occur
throughout the planning and design process will mitigate impacts to the drainage areas
within the geographic region of the County.
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 square feet of
structural floor area (Civil Engineering Reference Manual, 4 Edition). The following
figures show the increase in average annual volume based on the 2,319,000 square feet of
office and manufacturing land uses that are projected to develop over a 20 -year period:
AV 5.4 Cu. Yd. per 1,000 square feet
AV 5.4 Cu. Yd. x 2,319 (1,000 square feet)
AV 12,522 Cu. Yd. at build out/yr, or 8,765 tons /yr at build -out
TOTAL AV 8,765 tons /yr 20 -yr build -out 438 ton annual increase 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 projected 20 -year build -out of the
File #2760GC 18
Greenway Engineering
Graystone Corporation Rezoning
subject site will generate on average 438 tons of solid waste annually. This represents a
0.02% 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. The complete
build -out of the office and industrial park is projected to increase the solid waste received
by the Municipal Solid Waste area of the Regional Landfill by 4.4% annually based on
current averages. The office and industrial park will utilize commercial waste haulers for
trash pickup service; therefore, tipping fees will be generated that will create a continuous
revenue source for the Regional Landfill by the proposed project to mitigate solid waste
disposal impacts.
HISTORICAL SITES AND STRUCTURES
The Frederick County Rural Landmarks Survey identifies the Carter- Hardesty House
#34 -112) as a potentially significant structure on the 271.39± acre subject property, and
identifies the Helm- McCann Property #34 -703), the Milburn Cemetery #34 -950), and
the Thomas McCann House #34 -729) as potentially significant properties and structures
within close proximity of the subject property. However, research of the survey forms
does not identify these sites as properties that are potentially eligible for the state and
national register of historic places. The National Park Service Study of Civil War Sites in
the Shenandoah Valley identifies the southeastern portion of the Stephenson's Depot area
(Second Winchester Battlefield Phase 9) on the 271.39± acre subject property, and
Phase 8 of the Third Winchester Battlefield across Red Bud Road (Route 661)
immediately south of the subject site.
The Carter Hardesty House no longer exists of the subject property, and the remaining
out buildings and barn are located within the Route 37 corridor study area; therefore,
these structures will be eliminated when Route 37 is constructed by others. The
Applicant's proffer statement provides for a green space buffer area along the northern
property boundary that will provide for additional separation between the developed
portion of the subject property and McCann's Road (Route 838), and will protect the
existing vegetation along McCann's Road as a mitigation to the Milburn Cemetery and
the spring house located on the Helm- McCann property. Additionally, the Applicant's
proffer statement provides for a green space buffer area on the Shenandoah Valley
Battlefield Foundation (SVBF) portion of the Third Winchester Battlefield, which
includes the offer to provide landscaping within this area if a landscape easement is
provided by the property owner. Finally, the Applicant's proffer statement prohibits
commercial access entrances along Milburn Road (Route 661) to protect the integrity of
this roadway. These measures are being offered by the Applicant to mitigate impacts to
adjoining properties that are identified by the Frederick County Rural Landmarks Survey
and by the National Park Service Study of Civil War Sites in the Shenandoah Valley.
File #2760GC 19
Greenway Engineering
IMPACT ON COMMUNITY FACILITIES
Frederick County Development Impact Model
Graystone Corporation Rezoning
The Frederick County Planning Department has prepared an analysis of the projected
development program for the Graystone Corporation Office and Industrial Park through
the use of the County's Development Impact Model (DIM). The DIM generates a 20-
year net return analysis for development proposals to determine if projects are anticipated
to provide a positive or negative fiscal impact to County facilities and services. The
results of the DIM analysis demonstrate that the Graystone Corporation Office and
Industrial Park will provide a positive fiscal impact to Frederick County in the amount of
$40,267,000.00 during this time period. The staff analysis indicates that the amount of
taxes generated by personal property and business and professional operating licenses
vary widely for office, research and development, and flex industrial land uses.
Therefore, staff has also provided an analysis that assumes DIM scenarios of 50% and
150% of key tax values. These DIM scenarios demonstrate that the Graystone
Corporation Office and Industrial Park will provide a positive fiscal impact to Frederick
County ranging between $22,275,000.00 and $58,259,000.00 during this time period.
The Graystone Corporation Office and Industrial Park provides a positive fiscal impact to
community facilities and services; therefore, there are no negative impacts that require
mitigation for this project. However, the Applicant intends to further support fire and
rescue services through the provision of a monetary contribution in the amount of $0.05
per square foot of structural development for all land uses within the Property. The
monetary contribution and projected positive revenues provided by this economic
development and employment project demonstrate that the Graystone Corporation Office
and Industrial Park is extremely positive for Frederick County.
File #2760GC 20
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