The URL can be used to link to this page

Home My WebLink About20190687 Ver 1_R-5870 LUSA Short-Form_20190528STIP R-5870 • Alexander County • Land Use Scenario Assessment SHORT FORM. May 2019 LAND USE SCENARIO ASSESSMENT SHORT -FORM STIP R-5870: Proposed Construction of New Location Roadway from White Plains Road (SR 1422) to W.E. Baab Industrial Drive (SR 1584), Alexander County, North Carolina Executive Summary STIP Project R-5870 proposes to construct approximately 0.5 mile of new location roadway to extend W.E. Baab Industrial Drive to White Plains Road. The project would be within the Alexander Industrial Park about a mile east of Taylorsville, Alexander County. Although High Quality Waters are located within and near the industrial park, the Land Use Scenario Assessment Matrix results in "Indirect Land Use Impacts Not Likely." Probable Development Area Probable Development Areas (PDAs) are sub -areas that are used to further consider development pressures and future land use nodes in the Build and No -Build Scenarios. The PDA boundaries follow rivers, sub -basins, property lines, and roads where appropriate. Because of the limited area available for development surrounding this project, one PDA was used to discuss future development patterns. Alexander Industrial Park Probable Development Area The Alexander Industrial Park Probable Development Area is the same as the Future Land Use Study Area (FLUSA), which was originally developed in the Indirect and Cumulative Effects Short -Form Report (April 2019). This is approximately bound by White Plains Road to the west, NC 90 to the south, and property boundaries to the north and east. A portion of the PDA is accessible via W.E. Baab Industrial Drive. Build: The proposed road would provide an alternate route for trucks between White Plains Road and NC 90. In addition to servicing existing businesses, this road is expected to influence future development of Alexander Industrial Park as it would provide access to new sections of the site. Based on a conceptual site plan developed in 2010, the anticipated industrial park encompassed by the PDA is envisioned to eventually include buildings of between approximately 1.6 million and 3.1 million square feet (12% to 23% of the available land within the PDA) on up to 17 sites within the park. There is no approved site plan or specific plans to further develop the industrial park. The conceptual site plan included three previously developed industrial sites and one that is expected to open this year. No Build: Even if the proposed road is not built, the industrial park currently has access and has continued to develop over the past few years. Therefore, development on the site is likely to occur regardless of the proposed project, although the level and timing of development may be accelerated with the addition of the road. Land Use Scenario Assessment Matrix A Land Use Scenario Assessment Matrix (Table 1) assesses likelihood and type of development and presents an assessment in a quantitative matrix. It is an update to the Indirect Effects Screening previously completed. The assessment measures are supported by documentation. Each category is assessed individually, and the results of the table are looked at comprehensively to determine the development potential associated with the proposed project. Page 1 STIP R-S870 • Alexander County • Land Use Scenario Assessment SHORT FORM. May 2019 welopment I Future StMd of Regional Future Shift of Regional Development Outside Planned 1 M. Intensity Population Growth Employment Growth Regulated Areas Land Use and ""' or Greater Change Land Development and Higher Development Strong Attraction of Strong Attraction of All PDAs are Outside a m Developed Land within Intensities AreGcipated Development In the PDAs Development In this Area Regulated Area Stormwater Management the PDAs Goals Not Set Mnre Cnnrern Result High Build Scenario u2 3 Medium -High No -Build Scenario 5� Medium Build Scenario Ei Medium -Low No -Build and Build Scenarios No-BLifd Scenario Law I I No -Build and Build No -Build and Build I' Scenarios Scenarios No -Build and Build I Indirect Land Use Scenarios Impacts Not Likely Less Concern Land Development, il-9% Change in Slormwaler Manayement No Current or Proposed No IFsnp€oymenl Shift All PDAs are Inside a Developed Land within Development Anticipated No Population 5hiit Likely Likely Regulated Area Goals, and' Growth the PDAs Management Provisions In Plana Scope of Development The PDA currently has access to NC 90. There are currently three industries on the site, with another industry expected to open this year. An increase of 40% or greater is anticipated with the Build Scenario (for a High rating). A lesser amount of development is anticipated with the No -Build Scenario (rated Medium -High). Development Intensity The remaining undeveloped land in the Alexander Industrial Park is listed for sale, is zoned Light Industrial, and has water, sewer, and rail access nearby. Based on the 0.3% employment growth rate, no changes in zoning are anticipated, so development intensity was rated Medium -Low for both the Build and No -Build Scenarios. Future Shift of Regional Population Growth Population growth is not anticipated within the PDA based on the potential site plan for the Alexander Industrial Park. Therefore, this category was rated Low for both the Build and No -Build Scenarios. Future Shift of Regional Employment Growth Employment growth is anticipated in the majority of the PDA with the Build Scenario. Since the PDA has the same extents as the FLUSA, this category was rated Medium. Lower employment growth is anticipated within the PDA for the No -Build Scenario (rated Medium -Low). Pressure for Land Develor)ment Outside Regulated Areas The PDA is contained in Water Supply Watershed (WSW) WS-II and is in the Balance of the Watershed (BW) (i.e., not in the Critical Area). Since all acres in the PDA are inside a regulated area, this category was rated Low for both the Build and No -Build Scenarios. Page 2 STIP R-5870 • Alexander County • Land Use Scenario Assessment SHORT FORM• May 2019 Planned/Managed Land Use and Impacts Land development and stormwater management goals are in place and are restrictive for the PDA. Based on the Alexander County Watershed Protection Policy, maximum density allowed is 12% built - upon area. In addition, new development and expansions to existing development may occupy 10% of the watershed with a 70% built -upon area when given special approval. Projects must minimize built - upon surface area, direct stormwater away from surface waters, and incorporate Best Management Practices to minimize water quality impacts. The Watershed Protection Policy also requires a minimum 30-foot riparian buffer along all perennial waters. Therefore, this category was rated Medium -Low for both the Build and No -Build Scenarios. Land Use Scenario Assessment Summary The Land Use Scenario Assessment Matrix results in "Indirect Land Use Impacts Not Likely." It showed that when compared to the No -Build Scenario, the Build Scenario is likely to result in a slight increase in level of development. The overall growth projections for the PDA are moderately high in the No -Build Scenario, and the construction of a new road connection to White Plains Road would encourage further industrial development. The No -Build and Build Scenarios were ranked similarly for development intensity since the new road is expected to help expansion of development within the site, but not affect intensity or type of development. Page 3 STIP R-5870 • Alexander County • Land Use Scenario Assessment SHORT FORM• May 2019 APPENDICES Figure 1. Probable Development Area (PDA) Page 4 STIP R-5870 - Alexander County - Land Use Scenario Assessment SHORT FORM. May 2019 K., y■ Y � rn� vAeG�rti 77 1 rrmlr� �.$AAg INDUS�R F� --. 90 64 LDProbable Development Area (PDA) Proposed Alignment �y Railroad Stream (DEQ) Parcel Boundary Page 5 11W 0 500 1,000 Feet Figure 1. Probable Development Area (PDA) R-5870 From White Plains Road to W.E. Baab Industrial Road Alexander County