HomeMy WebLinkAbout06-04 Traffic Impact AnalysisFile 112795J /EAW
Traffic Impact Analysis Study
RUTHERFORD, LLC REZONING PROPOSAL
TRAFFIC IMPACT ANALYSIS STUDY
Stonewall Magisterial District
Frederick County, Virginia
Current Owners: RUTHERFORD, LLC
Contact Person:
Founded in 1601
Engineers
Surveyors
March 17, 2004
Evan Wyatt, AICP #0135028
Greenway Engineering
151 Windy Hill Lane
Winchester, VA 22602
540- 662 -4185
GREENWAY ENGINEERING
151 Windy Hill Lane
Winchester, Virginia 22602
Telephone 540- 662 -4185
FAX 540- 722 -9528
www. green wayeng.co rn
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Summary
Rutherford's Farm Rezoning Proposal
Traffic Impact Analysis Study
March 17, 2004
Greenway Engineering and Rutherford LLC met with VDOT representatives and
Frederick County Planning Department staff on February 26, 2004 to discuss a proposal
to rezone a 0.75 -acre parcel to B -2 District and to reapportion the current zoning
boundaries for the Rutherford's Farm Industrial Park to change 12.6 acres of M1 District
land to create 7.9 acres of B3 District land and 4.7 acres of B2 District land.
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. It was agreed that
VDOT would review the October 26, 2001 TIA that was prepared for the original
rezoning application to determine the approach agreed to for the analysis and that
Greenway Engineering would prepare floor -to -area (FAR) land use data to determine a
reasonable FAR calculation for this additional commercial acreage.
Greenway Engineering was contacted by VDOT on March 11, 2004 and was advised that
the approach agreed to for the TIA could not be determined as the VDOT traffic engineer
responsible for the Rutherford's Farm Industrial Park rezoning had retired. Therefore,
the base line data for the rezoning assumes a maximum of 1,400,000 square feet of
structural development to occur throughout a 154.4 -acre site, in which 116.7 acres are
zoned M -1, Light Industrial District, 23.2 acres are zoned B -2, General Business District
and 14.5 acres are zoned B -3, Industrial Transition District. The TIA utilized information
from the Institute of Traffic Engineers Trip Generation Manual (ITE) 6 Edition and
determined that the 1,400,000 square feet of commercial and industrial land use would
produce 9,744 ADT. A transportation proffer was approved, which provided for
significant improvements to Martinsburg Pike including additional travel lanes and turn
lanes to serve the 154.40acre site. A Public Improvements Plan (PIP) was engineered by
Greenway Engineering that was consistent with the proffered transportation
improvements. This PIP was approved by VDOT on February 17, 2004.
File #2795) /HAW
Traffic Analysis Study
Recognizing that the 9.744 ADT reflects the 1,400,000 square feet of commercial and
industrial land use, it is important to determine the additional commercial square footage
that could be expected to develop on the 13.4 acres of new commercial land area. In
determining the probable land use patterns for this site, it would be reasonable to assume
higher end traffic generators, which would include shopping centers on the additional B -2
District land area and offices on the additional B -3 District land area.
Greenway Engineering reviewed existing land uses within Frederick County and the City
of Winchester that meet the criteria for shopping center and office traffic generations.
These land uses account for medium size and large offices, shopping centers with
ancillary retail stores, big box retail and an indoor sports complex. These land uses
represent a reasonable sampling of higher traffic generators that could occur within the
commercially zoned portions of the project site. Greenway Engineering developed a
table that is included with this study that provides for the FAR associated with the
described land uses. The acreage and structural square footages were confirmed by the
Frederick County Real Estates Office and the City of Winchester Assessor's Office in
telephone conversations with Greenway Engineering. The results of this analysis
demonstrate an average FAR of 0.192; therefore, this study assumes a development
pattern that will yield a FAR of 0.2 for the 13.4 acres of new commercial development.
The addition of 13.4 acres of commercially zoned land on the subject site can be further
broken down to reflect the actual change associated with each zoning district. The
change associated wit the rezoning proposal results in the following:
5.44 acres of additional B -2 District land area
7.95 acres of additional B -3 District land area
Reduction of 12.58 acres of M -1 District land area
An exhibit depicting the new zoning boundary limits is attached with this report. This
exhibit was prepared by Greenway Engineering in February 2004.
Greenway Engineering obtained traffic generation projections for the Institute of
Transportation Engineers Trip Generation Manual 7 Edition that is the current document
utilized by VDOT. The following land use codes and ADT was obtained from this
document:
ITE 130 Industrial Park
ITE 710 General Office Building
ITE 820 Shopping Center
6.96 ADT /1000 square feet on a weekday
11.01 ADT /1000 square feet on a weekday
49.97 ADT /1000 square feet on a Saturday
File ti2795J/EA W 2
Assuming the new commercial acreages and reduction of industrial acreage, the 0.20
FAR structural development potential and the ADT generations from the land uses
identified in the ITE 7 Edition Manual, the following provides for a reasonable
projection of new vehicle trips associated with the Rutherford, LLC rezoning proposal:
Additional Commercial Acreage
B -2 District Area:
B -3 District Area:
Total New Commercial ADT Projections: 3,130 ADT
Reduced Industrial Acreage
B -2 District Area:
Total Reduced Industrial ADT Projections: 762 ADT
Projected Traffic Impact for Rezoning Proposal
3,130 ADT 762 ADT 2,368 ADT
5.44 acres x 0.20 FAR 47,393 square feet
47,393/1000 47.39
47.39 x 49.97= 2,368 ADT
7.95 acres x 0.20 FAR 69,260 square feet
69,260/1000 69.26
69.26 x 11.01= 762 ADT
12.58 acres x 0.20 FAR= 109,596 square feet
109,596/1000 109.59
1 09.59 x 6.96 762 ADT
File 142795J /FA W 3
Conclusion
The proposed revision to existing zoning boundaries in the Rutherford's Farm Industrial
Park could potentially result in an addition of 2,368 ADT under the worst case
development scenario. The Public Improvements Plan approved by VDOT provides for
appropriate travel lanes and turn lanes and signalization to accommodate this scenario.
The distance between the intersection at Martinsburg Pike and where the primary
entrance adjoins the right in/right -out entrance road is approximately 900 feet; therefore,
adequate stacking can occur to accommodate this projected increase in commercial
traffic. Furthermore, the right in/right -out entrance will reduce the number of vehicle
trips at the primary entrance by allowing movements to access Interstate 81, Route 37 or
the City of Winchester.
File 112795J /FA W 4
Rutherford's Farm Rezoning Proposal
Floor -To -Area Ratio Data For Shopping Center
And Office Land Use In Frederick County/Winchester
March 17, 2004
Land Use
Tax Map
Zoning
Acreage
Building
Sq. Ft.
FAR
Apple Blossom Corners
253 -1 -A -2
B2
6.6
53,515
0.18
Big Lots/Joanne Fabrics
64 -A -101
B2
4.6
47,520
0.23
Costco
64 -8 -1
B2
13.0
128,662
0.22
Corp of Engineers
64 -A -89B
B2
16.8
99,060
0.14
Crider Shockey Lease
75 -A -21
B3
4.0
31,334
0.18
Crossroads Mall
64 -8 -5
B2
1.4
13,494
0.22
Delco Plaza
64 -A -4A
B2
16.9
173,829
0.23
Home Depot
292 -1 -2
CM1
10.7
114,900
0.24
Jamesway Plaza
86 -A -18
B2
19.0
93,946
0.11
Kim Henry Lease
54 -A -97S
B3
2.7
24,400
0.20
Lyle P. Strosnyder
75 -A -2F
B3
2.0
12,670
0.15
Michael Prelip Office
75 -A -91E
B3
1.2
15,875
0.30
Powell's Plumbing
64 -A -4G
B3
3.0
17,250
0.13
Sportsplex
75 -A -91C
B3
6.0
76,000
0.22
Sunnyside Plaza
53 -A -52E
B2
9.5
48,804
0.12
Toys R Us
253 -1 -A -3
B2
6.3
31,107
0.11
Trex Office
42- A -198M
B2
4.0
60,000
0.34
Valley Farm Credit
75 -A -2G
B2
2.0
9,707
0.11
Wal Mart
292 -1 -1
CM1
24.9
234,306
0.21
Average FAR
0.192
File d2795J /EAW
OUTPUT MODULE
APPLICANT: PIN 43- A- 96,97,98,99,100,111 Net Fiscal Impact
LAND USE TYPE business/industr Costs of Impact Chit INEUi MQOULE_Credits lobe Take Total Potential Adjustment For
REAL EST VAL $127,780,934 Required (entered in Cur. Budget Cur. Budget Cap. Future CIP/ Tax Credits Revenue- Net Capital Net Cost Per
FIRE 8 RESCUE 1 CapitaLFaolltlles col sum only) Qper_Cap Equip ExpendlQeb S Taxes— Other (Unadu t CosLBalance Facilities Impact Delling-Unit
Fire and Rescue Department $730,362 $0 $0 $730,362 ERR
Elementary Schools $0
Middle Schools $0 $0 $0 $0 $0 $0 ERR
High Schools $0
Parks and Recreation $0 $0 $0 $0 $0 ERR
Public Library $0 $0 $0 $0 $0 ERR
Sheriff's Offices $0 $40,352 $0 $0 $40,352 $40,352 $0 ERR
Administration Building $0 $0 $0 $0 $0 ERR
Other Miscellaneous Facilities $0 $467,822 $94,139 $561,961 $561,961 $0 ERR
METHODOLOGY
SUBTOTAL $730,362 $508,174 $94,139 $0 $602,313 $602,313 $128,049 ERR
LESS: NET FISCAL IMPACT $32,184,482 532,184,482 532,184,482 218448 ERS
NET CAP. FACILITIES IMPACT 0 ERR)
NOTES: Model Run Date 10/15/01 ERL
INDEX: '1.0" If Cap. Equip Included: 1.0
INDEX: "1.0" if Rev -Cost Bal, "0.0" if Ratio to Co Avg:
PLANNING DEPT PREFERENCES 1.0
1. Capital facilities requirements are input to the first column as calculated in the model.
2. Net Fiscal Impact NPV from operations calculations is input in row total of second column
(zero if negative); included are the one -time taxes/fees for one year only at full value.
3. NPV of future oper cap equip taxes paid in third column as calculated in fiscal impacts.
4. NPV of future capital expenditure taxes paid in fourth col as calculated in fiscal impacts.
5. NPV of future taxes paid to bring current county up to standard for new facilities. as
calculated for each new facility.
6. Columns three through five are added as potential credits against the calculated capital
facilities requirements. These are adjusted for percent of costs covered by the revenues
from the project (actual, or as ratio to avg. for all residential development).
NOTE: Proffer calculations do not include include interest because they are cash payments up front. Credits do include interest if the projects are debt financed.
P.I.N. 43 -A- 96,97,98,99,100,111 Rezoning: Assumes155 acres zoned B2, 83, M1 utilizing a maximum of 1,400,000 square feet
Due to changing conditions associated with development in the County. the results of this
Output Module may not be valid beyond a period of 90 days from the model run date.
0.0 Rev -Cost Bal 1.000
1.0 Ratio to Co Avg 1.433
THIS MODEL IS FOR REZONING #07 -01
AND IS THE ORIGINAL MODEL CREATED