HomeMy WebLinkAbout06-04 Impact AnalysisFile #27951/EA W
Impact Analysis Statement
IMPACT STATEMENT
RUTHERFORD'S FARM INDUSTRIAL
PARK
Stonewall District
Frederick County, Virginia
TM 43 -A -96, 43 -A -97, 43 -A -98, 43 -A -99, 43 -A -100
43 -A -101 43 -A -111,
155.21 Acres
Contact Person:
April 5, 2004
Current Owners: Rutherford, LLC
Evan Wyatt, AICP
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
Greenway Engineering April 5. 2004
INTRODUCTION
Basic information
Location:
Magisterial District:
Property ID Numbers:
Current Zoning:
Current Use:
Proposed Use:
Proposed Zoning:
Total rezoning area:
COMPREHENSIVE PLAN
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Rutherford, LLC Rezoning
RUTHERFORD'S FARM INDUSTRIAL PARK
This report has been prepared for the purpose of assessing the impact on Fredrick County
by the proffered rezoning of 155.21 acres parcel owned by Rutherford, LLC. The subject
site is located on a natural boundary created by Interstate 81 on the western edge of the
tract. Norfolk Southern and the Winchester and Western Railroads have rail lines
paralleling Route 11 North. Rutherford, LLC proposes to rezoned Tax Map parcel 43 -A-
101, consisting of 0.75 acres, from RA District to B2 District, and to reconfigure the
existing zoning boundaries of the B2 District, B3 District and M1 District within the
Rutherford's Farm Industrial Park to create an additional 4.7 acres of B2 District, and an
additional 7.9 acres of B3 District, while reducing the existing MI District acreage by
12.6 acres. A series of Zoning and Rezoning Exhibits are incorporated, which depict the
existing and revised acreages, and are identified as Existing Zoning Plat Exhibit A,
Rezoning Plat Exhibit B and Overlapped Rezoning Plat Exhibit C.
Intersection of Interstate 81 and Route 11
Stonewall
43 -A -96, 43 -A -97, 43 -A -98, 43 -A -99, 43 -A -100
43 -A -101 43 -A -111,
Ml, B3, B2 and RA
Unimproved
Industrial Park and Business
B2 28.6 Acres
B3 22.5 Acres
M1 104.1 Acres
155.2 Acres
Proposed build -out 1.4 million sf (Based on 9000 sf per acre)
The proposed site is being developed in conformance with the Comprehensive Plan,
Northeast Land Use Study adopted in 1996 and updated in 2000. With in the limits of the
study, the property will consist of commercial and industrial development.
Greenway Engineering
1. Urban Development Area
elt
April 5, 2004 Rutherford, LLC Rezoning
Expansion of the Urban Development Area (UDA) beyond its existing boundary is not
required by this application.
2. Sewer and Water Service Area
Expansion of the Sewer and Water Service Area (SWSA) beyond its existing boundary is
not required by this application.
A. SUITABILITY OF THE SITE
Access
The subject site, tax parcels 43 -A -96, 43 -A- 97, 43 -A -98, 43 -A -99, 43 -A -100, 43 -A -101
and 43 -A -111 is located on a manmade boundary created by Interstate 81 on the western
edge of the tract and Martinsburg Pike (U.S. Route 11) to the east.
Martinsburg Pike enables vehicular traffic to quickly travel to the south onto Interstate 81
at Exit #317. A Public Improvement Plan has been prepared to reflect the proffered road
improvements plan that was approved 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 Dept I,uent of Transportation (VDOT).
The availability of rail through the north portion of the tract increases the opportunities of
transporting freight in and out of the area.
Flood Plains (Exhibit C)
The subject site is located on the FEMA NFIP map #510063 -0105 -B. The majority of
the site is located as "Zone C area outside the 100 -year flood plain. The area traversing
Hiatt Run is indicated "Zone A 100 -year flood plain.
Wetlands
The soil types on the property are well- drained and predominantly moderately sloping
terrain. The southern portion of the property contains rock out crops. However, Hiatt
Run travels through the northern section of the tract, which is estimated to contain one
tenth of an acre of wetland. The National Wetlands Inventory Map indicates this feature.
Any disturbance of this area will be in conformance with Army Corps of Engineers and
Department of Environmental Quality permitting procedures.
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Greenway Engineering
Gradual Slopes 2 -7
The site contains gradual slopes with well drained soils draining into Hiatt Run.
Prime Agricultural Land Use
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.
Soil Types
The following soil types contained in this tract have been obtained from the Soil Survey
of Fredrick County. published by the USDA Soil Conservation Service.
The subject site is located on map sheet number 24, and contains nine soil types:
6C -Carbo Oaklet Silt Loam covers approx. 13 of site
7C -Carbo Oaklet Rock Out Crop covers approx. 15 of site
14B- Fredrick Poplimento Loams covers approx. 25 of site
16B- Fredrick Poplimento Loams, very rocky 2 -7 percent slopes, covers approx. 4 of site
16C- Fredrick Poplimento Loams, very rocky 7 -15 percent slopes, covers approx. 13% of site
17C- Fredrick Poplimento Rock Out Crop, covers approx. 9 of site
32B- Oaklet Silt Loam, covers approx. 16 of site
5B -Carbo Silt Loam, covers approx. 4 of site
34- Pagebrook Silt Loam 1% of site
B. SURROUNDING PROPERTIES
Adjoining property zoning and present use:
North: Zoned M2 (General Industrial) District
South: Zoned RP (Residential Performance) District
RA (Rural Area) District
East: Zoned RP (Residential Performance) District
RA (Rural Area) District
West: Zoned B -2 (Business, General) District
B -3 (Industrial Transition) District
M -1 (Light Industrial) District
April 5 2004 Rutherford, LLC Rezoning
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Greenway Engineering
C. TRANSPORTATION
1. Traffic
April 5, 2004 Rutherford, LLC Rezoning
The traffic impact for the Rutherford's Farm Industrial Park was determined during the
rezoning process associated with Rezoning Application #07 -01. The applicant proffered
a significant number of on -site and off -site transportation improvements, which were
approved by the Board of Supervisors. Subsequent to the approval of the proffered
transportation improvements, a Public Improvements Plan was prepared by Greenway
Engineering to design the required improvements to Martinsburg Pike. The Public
Improvements Plan has been through the review process and has been approved by
VDOT.
Greenway Engineering met with representatives from VDOT and Frederick County
Planning on February 26, 2004 to discuss the proposal to rezone the 0.75 -acre parcel and
reconfigure existing zoning boundary lines, resulting in the creation of an additional 5.4
acres of B2 District, and additional 7.9 acres of B3 District, and the elimination of 12.6
acres of MI District. The purpose of this meeting was to determine if the increased
traffic associated with the addition of 13.4 acres of commercial land use was significant
enough to warrant a new traffic impact analysis (TIA) for the rezoning application. The
consensus of the group was that no traffic impact analysis would be required for a
rezoning application that only accounted for the 0.75 -acre parcel; however, VDOT and
Frederick County Planning would need to review additional information pertaining to the
13.4 acres of new commercial land use to determine the severity of the traffic impacts.
Greenway Engineering prepared a traffic impact analysis study, dated March 17, 2004,
which included projected FAR calculations for the increased commercial zoning, and
average daily traffic volumes for general office and shopping center land uses based on
the Institute of Transportation Engineers Trip Generation Manual 7` Edition. The results
of this analysis project an increase of the average daily traffic volumes by 2,368 trips.
This analysis was submitted to VDOT and the Frederick County Planning Department for
review. Greenway Engineering received confirmation from the Frederick County
Planning Department and VDOT that the projected increase in traffic volume associated
with the proposed zoning boundary modification was acceptable. Therefore, the on -site
and off -site improvements to Martinsburg Pike associated with the approved Public
Improvements Plan are anticipated to accommodate the projected impacts associated with
this rezoning proposal.
D. SEWAGE CONVEYANCE AND TREATMENT
The subject site is within the northeastern portion of the Sewer and Water Service Area
(SWSA). The maximum design usage for the subject site is determined by comparing the
current discharge of sewage within the developed acreage of Fort Collier Industrial Park
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Greenway Engineering
E. WATER SUPPLY
and Stonewall Industrial Park. Based on discharge patterns, the Frederick County
Sanitation Authority (FCSA) has determined that 500 gallons /day per acre quantity is
reasonable to consider for the sewer impact analysis for this commercial and industrial
site. The proposed zoning will add 77,600 gpd to the public sewage conveyance system
and the Opequon Waste Water Treatment plant, which currently has a treatment capacity
of 8.4 mgd..
Q =500 gallons /day /acre
Q =500 gpd x 155.2 acres
Q= 77,600 gpd
April 5. 2004 Rutherford, LLC Rezoning
Rezoning Application #07 -01 projected an increase to the public sewage conveyance
system of 77,200 gpd, which was acceptable to the Frederick County Sanitation
Authority. The impacts associated with this rezoning proposal will add an additional 400
gpd to this conveyance and treatment system.
The maximum design consumption for the subject site is determined by comparing the
current use of water within the developed acreage of Fort Collier Industrial Park and
Stonewall Industrial Park. Based on existing water consumption patterns, FCSA has
determined that 1,000 gallons /day per acre quantity is reasonable to consider for the
water impact analysis for this commercial and industrial site. The water source for this
acreage is the Global Chemstone quarry, in which the FCSA has a new water treatment
plant and a 20 -inch water transmission line through the subject site.
Q =1000 gallons /day /acre
Q= 1000gpd X 155.2 acres
Q= 155,200 gpd
Rezoning Application #07 -01 projected an increased water demand of 154,400 gpd,
which was acceptable to the Frederick County Sanitation Authority. The impacts
associated with this rezoning proposal will increase this demand by an additional 800gpd.
F. DRAINAGE
Currently the runoff from approximately 155.2 acres drains into fingers, natural streams,
and drainage ditches. These conveyances flow into Hiatt Run, which flows from the
northern boundary to the east and off site.
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Greenway Engineering
Existing
C 0.30 (pasture)
ho =4.6 in/hr (15min)
A 154.4 acres
Qio =213 cfs
(Q CIA)
G. SOLID WASTE DISPOSAL
April 5, 2004 Rutherford, LLC Rezoning
The following calculations estimate the proposed storm water runoff for a ten -year flow:
Proposed
C 0.90 (commercial)
Lo= 5.5 in/hr (10 min)
A 154.4 acres
Qio= 764 cfs
(Q CIA)
Reference: VDOT Drainage Manual
Development of the subject site at maximum build -out will therefore result in an
increased runoff of 559 cfs. A detailed stormwater evaluation shall be included with any
site plan submittals. Detention ponds and other stormwater management facilities will be
built to control storm water discharge into the above referenced streams and Hiatt Run.
By controlling runoff of the site, the impact of developing the subject site on Hiatt Run
will be within acceptable limits.
Based on historical knowledge of this area, and in consultation with the Frederick County
Public Works Department, karst topography appears to be present at the western property
line adjacent to Interstate 81. Prior to master development plan preparation, an analysis
of the karst topography in relationship to surface drainage will be performed to protect
any further degradation that could be caused by surface drainage.
The impact on solid waste disposal facilities can be projected from an average annual
business consumption of landfill volume figure of 5.4 cubic yards per 1,000 square feet
of commercial floor area (Civil Engineering Reference Manual, 4` edition). The
following figures show the increase in average annual volume based on the proffered
1,400,000 square feet of total building area on the subject site.
AV 5.4 Cu. Yd. per 1,000 sq. ft.
AV 5.4 Cu. Yd. x 1,400 (1,000 sq. ft.)
AV 7,560 Cu Yd at build -out
The Municipal Solid Waste area of the Regional Landfill has a current capacity of
13,100,000 cubic yards (13.1 Million Cu. Yd.) This capacity is more than adequate to
accommodate the solid waste generated from this project. Furthermore, the proffer
statement provides for a recycling program to be coordinated with the County to reduce
the annual volume of solid waste disposal received by the Regional Landfill.
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Greenway Engineering April 5, 2004 Rutherford, LLC Rezoning
H. HISTORICAL SITES AND STRUCTURES
1. Virginia Historic Landmark Commission
The Rutherford's Farm File 10082 34 -727 is sited as a Historical Landmark. However,
all that remains of the house is a set of concrete steps that lead from Route 11 up to the
site of the house. There is a historical marker south of the site on Route 11. 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.
Conclusion of Historic Resource Advisory Board (HRAB) Meeting that was held on July
17, 2001, the Historic Resource Proffer D.1, D.2, and D.3 were a result of the HRAB
meeting. The Frederick County Planning Department determined that additional review
by the HRAB was not necessary
I. OTHER IMPACTS
Rutherford, LLC has not modified the Proffer Statement that was approved as a
component of Rezoning Application #07 -01, with the exception of revising acreage and
zoning district totals. Therefore, the impacts associated with this rezoning proposal
should be adequately mitigated.
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