QUESTIONS TO THE COUNTY (posed by Mike Uzell to Garrett Hart) on September 20, 2017
1. WHY THE NAME “MATOACA”? The property is in the BERMUDA District. The only explanation I’ve received so far is that “Matoaca” (an Indian name little known outside of Virginia) would generate more Google hits than “Bermuda” (a major vacation spot known world-wide!). This seems to be a deliberate attempt by the County to mislead the Public into thinking that the property is in the Matoaca District.
Answer: The EDA and staff considered many names looking for a name that was unique while at the same time had relevance to the area. Our IT and research department did an internet term search of the proposed names as leading national experts agree that having a more unique name is better than a general name for website searches and marketing purposes. We considered ‘Bermuda,’ but quickly ruled it out because of potential confusion with the island country. We think Matoaca Mega Site has a nice flow and is distinctive enough from a branding and marketing perspective to be a good name. We were not trying to mislead the public with the name. We have been fully transparent throughout the process and committed to aggressively reaching out to educate the public on the project. We conducted a highly public announcement that was broadly covered in the media, set up a project website, mailed letters to 6,500 residents near the site, set up a project email address and phone number for inquiries and worked with elected officials, homeowner’s associations and others to disseminate as broadly as possible information on the project.
2. NO TRAFFIC STUDY? The rezoning application I obtained from the County says that Chesterfield Transportation has determined that a VDOT Traffic Impact Analysis is NOT required for this application. Yet, they are saying the potential targeted company(s) would generate up to 5,000 jobs (I heard 10,000 on Channel 12 today - not to mention trucks hauling raw materials and finished products). How can there NOT be a traffic study done before this rezoning is even considered?
Answer: Although not required by VDOT the Chesterfield Transportation Department requested that we do a traffic study. The EDA is in the process of conducting a Traffic Impact Study for the project. We are very sensitive to the road network in the area around the site and will be working with the Chesterfield Department of Transportation to ameliorate potential impacts through the study.
3. WHO IS THE END-USER? I-3 Zoning is "to provide locations for intense manufacturing uses which process raw materials," according to the County website. Rezoning 1,700 acres to I-3 would open a huge area to Industrial uses, not necessarily clean or quiet. The County has not identified to the public the industrial user(s), or if there is one or more waiting in the wings. We need A LOT more information about the end user(s) before I'm deciding whether this is good for us and the County. At least with Branner Station, we knew what we were getting!
Answer: The EDA does not have a specific end user committed to the site. The vision for the Matoaca Mega Site is to attract one large manufacturing facility that would invest over $1 billion and create thousands of jobs. The most common uses of ‘mega sites’ are automotive assembly and parts, aerospace and advanced manufacturing.
4. WHO WILL PAY? The interesting thing to me is that the County Economic Development Authority (i.e.: Chesterfield County) is applying to Chesterfield County (i.e.: APPLYING TO ITSELF!) to rezone the property to I-3. Kind of like asking yourself for permission, isn’t it? Will the County do due diligence on this? Example: NO TRAFFIC STUDY?? Makes me very nervous that Chesterfield already has an option on the property and Chesterfield is applying for the rezoning, unlike the Branner Station case, where HHHunt (a private entity) was the applicant. In that case, the County required many proffers as conditions for granting the rezoning. Among those were paying for the E-W Highway to the site, and providing water, sewer, and other infrastructure. In the new application, the Chesterfield Economic Development Authority (ie: Chesterfield County) would pay for all that infrastructure, to the tune of many millions of dollars. Taxpayer dollars? I don't know, but it sure sounds that way.
Answer: The County will pay for the land and other on-site infrastructure. State and federal funds will be used to pay for road improvements including the East-West Freeway and rail. We do not plan to build the infrastructure until an identified project has committed to the site. Part of the EDA’s due diligence was to determine a return on the investment for the project. We can say with confidence that a project with a minimum of $1 billion in investment will create a substantial return to the County. The additional benefit of creating jobs paying good wages in the County cannot be overstated.
5. THE RAILROAD TRACK? There is also mention of a new railroad line alongside the E-W Highway. There is no railroad in the County Comprehensive Plan. How wide is that right of way for the Highway + Railroad + Utilities? Who would pay for that? How would that cross existing U.S. Route 1, Happy Hill Road, Harrowgate Road, and Branders Bridge Road? How would it be buffered from existing homes?
The site will require rail access. Fortunately, there is a CSX rail line not far from the site allowing for a siding track to be constructed into the property along the same route as the East-West Freeway. Details of how the rail line would cross existing roadways is still being determined, but we are planning for grade separation at the road intersections. Local, state and federal funding sources will be used to fund infrastructure improvements, including the purchase of right of way. The department of transportation is reviewing noise and buffering as part of the East West Freeway project. The right of way for the highway, rail and utilities is 290 feet wide.
6. HOW IS THE COUNTY DEFINING “BUFFER”? I have read that of the 1,700 acres, 1,000 acres would be a buffer. How is that possible? I see on the County web site that “I-3 District … should generally be buffered from residential, office or commercial districts by less intense uses.” So what is meant by that? Doesn’t sound like just trees to me.
The site is 1,675 acres, however, the end user will use only a portion of this for their manufacturing facility, logistics and other support services. A portion of the land will be used to create a buffer from the surrounding communities. The goal of the EDA's rezoning plan is to minimize the impact of the site on surrounding neighborhoods and residents. By ordinance, the buffer must be 100 feet, but that will be exceeded based on a variety of factors including the possible end-user's site plan, proximity to environmental features and proximity to houses. In any scenario, large portions of the land will remain wooded. Specifics of the buffer will be determined and communicated as the case moves forward.
7. IS IT POSSIBLE FOR THE COUNTY TO RESTRICT USES IF THE PROPERTY IS REZONED TO I-3? ie: How could the County stop an end user from buying the property for a chemical plant, or uranium refining, etc. if they comply with the requirements of I-3 zoning?
a. Yes, certain uses will be specifically excluded from consideration as part of the rezoning. While I-3 zoning covers a large number of potential uses, certain uses would clearly be inappropriate for this site. The modern advanced manufacturing facilities we are targeting are clean, have less noise and can more appropriately fit next to residential communities. In addition to the use exclusions, the EDA is not required to sell the property and would not sell it for a use that is inappropriate for the site.
8. WHAT IS THE STORY WITH HARROWGATE ELEMENTARY SCHOOL? I saw that the preferred route for the E-W Highway is right through the school, and that the preferred location for a new school is Harrowgate Park. How would that be funded? How would the park be replaced? It is an important practice field for Harrowgate team sports.
The preferred route for the East-West Freeway would require a new Harrowgate Elementary to be built. The cost to build a new school is not significantly higher than the cost to refurbish. Fortunately, there is property close by at Harrowgate Park that could serve as an ideal location for the new school. The funding for difference in cost is currently being reviewed but could include additional county school funding and funds provided for the right of way acquisition The County Department of Parks and Recreation is confident the teams can be accommodated at alternate facilities and will work cooperatively with the teams as the process moves forward.
9. HOW ABOUT ENVIRONMENTAL AND HISTORICAL CONCERNS, BOTH ON THE REZONING PROPERTY AND THE E-W HIGHWAY RIGHT OF WAY? What studies have been done? What studies will be done?
The environmental implications depend on the final end user. However, all targeted large industrial users would be required to adhere to all legal requirements and obtain permits from the Virginia Department of Environmental Quality and the Chesterfield Environmental Engineering Department. As for studies, the applicant would prepare an overall Environmental Resource Protection Plan for the development, accompanied by an appropriate phasing plan. The Plan shall be submitted to the Chesterfield Environmental Engineering Department for review and approval prior to the approval of a site plan within the development.
10. WHAT CHECKS AND BALANCES ARE IN PLACE TO INSURE THAT COUNTY RESIDENTS ARE PROTECTED BOTH PHYSICALLY AND MONETARILY? This question goes back to the fact that the County is basically applying to itself for the rezoning.
The Planning Commission will have the initial review of the application and work on the proffers to be attached to the rezoning. These proffers are binding development conditions applied to the site and any end user on the property The Board of Supervisors will have the ultimate say on the rezoning application. In many ways, having the EDA being the applicant offers MORE protections than a private developer, whose ultimate goal is generally financial profitability. The goal of the EDA and the all the County Departments is to act in the best long-term interests of the County and its citizens.
11. WHAT ABOUT THE OTHER E-W HIGHWAY ROUTE OPTIONS? All of the conceptual alignments were shown on displays at the first public meeting and will be provided at all future meetings. The analysis of the impacts of these alignments will also be provided.
12. HOW WOULD TREELY ROAD BE RE-ROUTED? A proposed realignment of Treely Road at Harrowgate Road is shown on the plans that were provided at the public meeting and are available at www.chesterfield.gov/roadprojects/east-west
13. HOW ABOUT ENVIRONMENTAL AND HISTORICAL CONCERNS, BOTH ON THE REZONING PROPERTY AND THE E-W HIGHWAY RIGHT OF WAY? Environmental and historical impacts, among others, were analyzed when the six alignments for the East-West Freeway were screened.
14. WHAT IS THE TIMELINE FOR PURCHASING RIGHT OF WAY IF THE E-W HIGHWAY IS BUILT? Staff anticipates acquiring right-of-way for the East-West Freeway as early as Spring 2018. Any decision to consider eminent domain would be made by the Board of Supervisors at a public hearing.
15. WOULD THE OLD RAILROAD RIGHT OF WAY RUNNING FROM CHESTER AND OWNED BY THE COUNTY BE USED FOR A ROAD, RAIL LINE, OR UTILITIES? The county’s Comprehensive Plan shows a major arterial located within this old railroad right-of-way.
Question from BARD member: Garrett, in the meetings you said that the costs for the roads, water, sewer, and rail line would be funded by grants from the State and Federal governments. In your zoning application under Proposal Impacts you state "The Chesterfield County Economic Authority intends to construct necessary sewer,water,and road infrastructure,consistent with County Thoroughfare and overall Utility Master Plan,commensurate with the schedule of the major employer." Does this mean the CEDA will pay all cost if there are no or insufficient State and Federal grants? On the same application for the VDOT traffic survey you x the block that this application does NOT Meet any of the thresholds in VDOT TIA regulation. How can you build anticipating a large auto manufacturer with 5000 employees yet not anticipate 5000 trips to the site per day? All the roads should be designed initially to accommodate the large 5000 employee company.
Answer: The infrastructure for the mega site will not be constructed until there is a user for the site. At that time, all the infrastructure needed will be paid for by a combination of the user, local, state, and federal funds, to be offset by the taxes paid by the mega site user. The County and the State will not spend the funds to make the improvements until we have a project that creates a sufficient return on investment to justify the expense.
Concerning the traffic study, our application does not meet the threshold for a VDOT study because the traffic volume for the 5000 jobs is much less than the traffic volume from 4,988 homes the current zoning allows, which they already have a study for. With that said, we are doing a traffic study at the request of CDOT in order to assist CDOT in evaluating the rezoning. ~~ Garrett
1 – Why Chester? How is this "the perfect location" when there isn't currently a sufficient road to the land, no railroad, and no utilities? The site at nearly 1700 acres is the only site that meets the general requirements to be a mega site. Although not located on I-95 it does have direct access via the planned east west freeway. It is close enough to the main rail line to make a siding rail physically and economically feasible. Although, currently there is no water or sewer on site it is near to the existing utilities in the area and can be easily served in accordance to the county's utility plan.
2 - What research did the county and state do to determine that a mile from downtown Chester surrounded by residential neighborhoods is such a great location for this project? We have done the research to assure us that the site would qualify as a mega site and that through proper proffering we can impact the surrounding neighborhood less than the proposed residential use of the property. We are continuing to do the studies that will measure the impacts and the actions needed to mitigate them.
3 - If you only need 600 acres as Garrett Hart stated in an article last week, why not use the remaining 800 acres at the existing Meadowville Technology Park? Or one of the many other vacant industrial parks in the state. The Matoaca site if approved will be targeted to a single user needing a useable site of up to 750 acres inside a much larger site for buffering purposes. The largest remaining developable site in Meadowville is 304 acres.
4 - How many homes have to be demolished to make this work? How many property owners doyou have to take land from? Have they all been notified? lf so, when were they notified? If not, when will they be notified'?
Answered by CDOT
5 - What does this mean for our local roads? Harrowgate and Rt IO are already extremely congested in the evenings, and this will potentially add thousands of more cars to it. Surely you cannot expect all 5000 workers to utilize the proposed E/W highway. We are currently completing the traffic study that will measure the impact to the local roads. From this study CDOT will develop the required improvements to the road system.
6 - If all of these people are going to actually move to the county to work here, where are the plans for the additional homes and schools? It is the primary intent of this site to provide jobs for people who already live in the county and travel out of the county to work as well as jobs for the students graduating from our schools. However we do believe that people will move into the area because of the jobs offered. This will be part of the residential growth that is already occurring and is contemplated in the county's comprehensive plan. With that said this project will remove nearly 5000 homes that are already approved.
7 - What makes the county think Chester can handle the amount of people/cars that would be aresult of such a massive complex? We believe we can develop a plan that will allow for this development. We do also believe that a project of this size will cause commercial growth in the Chester area and the surrounding region.
8 – How will this affect property values? We are studying the affect of property values around existing projects like the one we are proposing. Initial indications are the values stay in line with the values of property not located near the facility. We will release the finding to the community when it is complete.
9 - Why is this seemingly being rushed through at a frantic pace? This has obviously been in the works for some time, why were citizens not notified until now? The EDA over the past year has done the due diligence to determine if the property would work for an industrial park. Until that step was completed there was no need for public notification. After determining the site was physically viable the next step was to file the rezoning, which the EDA did while at the same time announcing the plan to the public. Concerning the pace, we had to file the rezoning application to get the process started but we have not and will not request that the case be placed on the Commission's agenda until all the studies are done, the proposed proffers are completed and we have reported the results back out to the community. This case will not be on the Planning Commission's November agenda.
10 -Traffic impacts for Rt 10 after the Meadowville Technology Park was built were severely underestimated. How can we trust that it will be any different this time?
Answered by CDOT