The Proposed Rezoning Would Be Detrimental to Harpers Ferry

We at Jefferson County Foundation have done the research on the critical reasons why this zoning change is bad for Harpers Ferry, and have articulated the key points in pre-written public comments.

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Harpers Ferry: Tell Ranson to say NO! Do Not Accept Special District – Industrial Zoning

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Dear Ms. Pfaltzgraff:

Re: #2017-302: “AN ORDINANCE AMENDING AND RE-ENACTING THE OFFICIAL ZONING MAP OF THE CITY OF RANSON PURSUANT TO RANSON MUNICIPAL CODE § 19-20 AND CHAPTER 19A, ARTICLE 1: ‘JEFFERSON ORCHARDS’ REALLOCATING TRANSECT DISTRICTS (DISTRICT 8, TAX MAP 12, PARCEL 1)”
 
Please vote no on ordinance #2017-302. This Ordinance would allow industry in Ranson that will significantly harm the municipalities within Jefferson County and beyond effecting the health, welfare, and safety of our community. Harpers Ferry is a national treasure with the natural and historic resources tours flock to see each year and one of the communities that will be negatively impacted by this zoning change.

According to a 2019 study by the West Virginia Tourism Office, Jefferson County generated an average of $178 million per year in tourism-derived revenue for state and local governments over the last 10 years, more than any other county in West Virginia by at least double. Tourism benefits the businesses and economy of Ranson and Jefferson County producing $213.7 million in individual earning, 7040 jobs, and $842.6 million in direct spending here in 2018. We would need 40 Project Shuttles to replace the individual earnings and 59 Rockwools to replace the jobs provided by the tourism industry in Jefferson County. It is important to note that most of the money generated by tourism in Jefferson County comes from neighboring states. In this way, it is like an export: not simply recycling money, but bringing money into the state increasing its wealth. Much of the economy in Harpers Ferry is based on this tourism industry. A threat to this industry poses a threat to the economy and welfare of our community.

One of the important drivers for tourism in Harpers Ferry is the Appalachian Trail. According to the Appalachian Trail Conservancy (ATC), Harpers Ferry is the psychologic midpoint of the Trail, and hikers often plan extended stays in Jefferson County with an obvious positive impact. The ATC reports that the smokestacks and associated lights will be visible in the viewshed of 15 vistas on the Appalachian Trail (AT). Studies have shown that quality of vistas and human impact on the environment are not only noticed by visitors, but effect their experience. Another study published in the Journal of Applied Recreation Research, found that points of interests and views drew visitors’ attention and had a significant impact on their perception of the trail. It was also found that particularly beautiful vistas helped visitors overlook elements that usually have a negative effect on trail experience like increased trail traffic. A 2009 study in Leisure Sciences revealed that scenic value was a perceptual theme of Appalachian Trail visitors, and that things as simple as dead trees visible in a vista can have a negative impact on visitors’ overall perception. Imagine the effect the smokestacks will have from the 15 vistas from which they will be visible. The introduction of industrial activity made possible by the proposed rezoning in Ranson would have a negative effect on the scenic views of beautiful landscapes from the Appalachian Trail in Jefferson County.

The smokestacks are not all visitors will be able to see — the air pollution will create haze. 
The effect of regional haze on tourists was explored in a review article published in the Atmospheric Environment titled “Impaired visibility: the air pollution people see.” A key takeaway on the negative affect of haze on vacationing tourists was summarized as follows:

“Vacations offer an escape from the routine and stress of our daily lives. Vacation destinations are often chosen based on their scenery; vacations are spent gazing at monuments, mountains, clouds, and oceans. Good visibility allows clear observation of distant features and appreciation of the inherent beauty of these scenes…Air pollution, which is often present in both our cities and parks, interferes with these attributes and can ruin the views vacationers travel to enjoy.”

People seek bucolic, unspoiled areas to escape the stresses of urban areas. A 2004 study in Environment and Behavior found perceived pollution causes stress while viewing natural scenes has both psychological and physiological benefits, and a 2007 study confirmed these benefits. Two other studies found that people are emotionally affected by poor visibility, and tourists are disappointed when views are obscured by haze.

The combination of smokestacks and haze will mar the viewshed and will not only reduce the positive effects of a scenic landscape but also leave tourists disappointed and dissatisfied with their choice of destination. With these effects the welfare of the Harpers Ferry community would undoubtedly be endangered by the industry that this zoning change will provide for.

Multiple studies by doctors Kozar, Doctor, and Doctor have demonstrated that the land at this site to be rezoned is Karst with the highest likelihood of sinkhole development in the county, and that the groundwater aquifer there is incredibly sensitive to contamination from surface water. Further, this site is on an upland plain with relatively few surface streams, seasonal variability in the water table that results in numerous estavelles, and large amounts of water in the epikarst. In this area contamination in surface water communicates easily to the water in the epikarst via diffuse and point infiltration, and the springs at the margins of the upland area are directly affected by the water quality throughout the aquifer. According to Jefferson Orchards Voluntary Remediation Plan with the WVDEP, the groundwater at the site is approximately 60 feet below the ground, and die tests performed by the USGS have shown that groundwater from just adjacent to this site emerged in the headwaters of both the Elk’s Run and Rattlesnake Run. This is critically important for Harpers Ferry because the Elk’s Run headwaters is a spring about three miles southeast of the site and goes on to become the drinking water source for Harpers Ferry and Bolivar before emptying into the Potomac River. The headwaters of Rattlesnake Run is a spring about 3.5 miles from the site and is also a tributary of the Potomac River. The Potomac River is the back up water source for Harpers Ferry. This means that the activity at the site will have a critical influence on the drinking water of Harpers Ferry. In this was the industry permitted by this change in zoning would undoubtedly endanger the health and safety of the community in Harpers Ferry.

The untoward health effects and individual economic consequences from the pollution emissions of the industry this rezoning will allow that will be born out over the length of people’s lives and that of their decedents for at least three generations is an egregious example of environmental injustice that should not be tolerated. This zoning change may be in one of the poorest sections of the county, but the effects will be felt in every part of Ranson and the county.

The Comprehensive Plan in Ranson is clear: the city has a duty to ensure that new industry will “not adversely affect the health, safety, or welfare of the community.” The industry that this rezoning will allow will jeopardize the health, safety and welfare of Ranson, Harpers Ferry and the whole county. Please vote no on the ordinance #2017-302.

Sincerely,

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Harpers Ferry Zoning Letter